29 Meadow View St · East Newnan, GA 30263

$105,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily · 20 Days on market

Built 2017 Good condition Est $95k · 10% over

---

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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• ARV discount +3.0/15.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning 3bedroom/ 2Full Bath Modular home is located in the Coweta Hills community. Upon entering you'll quickly notice the open floor plan, wall to wall LVP flooring, and the breathtaking farm house kitchen. Which house the oversized bar, White cabinetry, stainless steel appliances, and tile backsplash. The family room which includes a customized entertainment center with built in cabinetry captivates you. This home also has a mud room with farmhouse sink included. The Master bathroom consist of his and her vanities, a garden tub, separate shower and walk-in closet. The house sits on a very spacious yard, and includes a storage shed! This Community is a Modular community, which offers very nice and luxurious modular homes, a play ground, in ground pool, green space/ dog park. Lot rental dues are pay monthly at $790 a month. This is not included in the price of the home.

Key facts

• Walk-in closet
• Separate shower
• Oversized island

Tags

• FARMHOUSE-STYLE KITCHEN
• STAINLESS STEEL APPLIANCES
• OVERSIZED ISLAND
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSET

Property features AI

Finance

• Other: Located in Coweta Hills subdivision; Address: 29 Meadow View Street, Newnan, GA 30263; County: Coweta
• HOA & community: No HOA; No association fees

Exterior

• Parking: Open parking; Parking pad at kitchen level
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available
• Home design: Manufactured single-family home; Manufactured house structure; Resale property
• Construction: Built in 2017; Foundation and detailed construction not specified
• Exterior features: Composition roof; Vinyl siding; Other construction materials; Community pool; Community playground; Land lease

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Separate shower; Walk-in closets; One-level living
• Laundry & utility: Mud room / laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.4% in East Newnan — 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 48/100 on livability (#590 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Coweta County (rural): math 37% / reading 43% proficiency, ranked #36 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moreland Elementary School (math 52% / reading 47%, grade D, #264 of 1,228 statewide, top 23%, 547 students, 38% FRL); East Coweta Middle School (math 36% / reading 43%, grade F, #147 of 470 statewide, top 33%, 795 students, 32% FRL); East Coweta High School (math 22% / reading 38%, grade F, #135 of 424 statewide, top 32%, 3,212 students, 30% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 540 active listings in the ZIP; solid renter incomes; 963 units permitted in Coweta County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coweta County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.70% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.02%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $95,480
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Beaver Run Rd	0.07mi	3/2.0	1,620 (+5%)	5mo	$101,000	$62	84
15 Meadowview St	0.02mi	3/2.0	1,424 (-8%)	6mo	$102,000	$72	82
48 Pinecrest Dr	0.07mi	3/2.0	1,400 (-9%)	6mo	$70,000	$50	77
15 Redwood Cir	0.13mi	3/2.0	1,512 (-2%)	18mo	$85,000	$56	76
131 Bob White Ln	0.05mi	3/2.0	1,404 (-9%)	10mo	$101,111	$72	75
53 Beaver Run Rd	0.06mi	2/2.0 (-1)	1,680 (+9%)	3mo	$93,000	$55	75
144 Willow Dr E	0.22mi	3/2.0	1,512 (-2%)	19mo	$95,000	$63	71
12 Meadow View St	0.11mi	3/2.0	1,680 (+9%)	18mo	$100,000	$60	65
62 Pinecrest Dr	0.07mi	3/2.0	1,400 (-9%)	22mo	$99,990	$71	63
28 Redwood Cir	0.11mi	2/2.0 (-1)	1,344 (-13%)	11mo	$75,000	$56	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $26,503
• Equity at exit: $15,656

10-year hold

• IRR: 30.0%
• Equity multiple: 3.67×
• Total profit: $78,534
• Equity at exit: $9,078

Cash invested: $29,400 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 540
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $687

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $759	-5% $723	+0% $687	+5% $650	+10% $614
Rent	-10% $545	-5% $616	+0% $687	+5% $757	+10% $828
Rate	-1.0pp $739	-0.5pp $713	base $687	+0.5pp $659	+1.0pp $632

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $105,000 Active 20 DOM
2. 2026-06-18
   days on market $105,000 Active 17 DOM
3. 2026-06-17
   days on market $105,000 Active 16 DOM
4. 2026-06-16
   days on market $105,000 Active 15 DOM
5. 2026-06-15
   statusdays on market $105,000 Active 14 DOM
6. 2026-06-13
   days on market $105,000 New 12 DOM
7. 2026-06-09
   days on market $105,000 New 8 DOM
8. 2026-06-08
   days on market $105,000 New 7 DOM
9. 2026-06-07
   days on market $105,000 New 6 DOM
10. 2026-06-04
    days on market $105,000 New 3 DOM
11. 2026-06-03
    days on market $105,000 New 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $105,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,450
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$3,055
• Taxable income: $6,982
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $6,562/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 single-family home in the Coweta Hills Modular Home Community is in good condition with a good curb appeal. It features an open floor plan, luxury LVP flooring, and a stunning farmhouse-style kitchen. The home is move-in ready with minor cosmetic updates to enhance its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing
• Both Install smart home automation — Smart home features improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Both Install smart home automation — Smart home features improve convenience and energy efficiency ↑

ⓘ 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: Coweta County
• NCES district ID: 1301500
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $62,978
• Composite: 35.72/100
• National rank: #4860
• State rank: #36 of 174 in GA

Livability — East Newnan

• Score: 48/100
• State rank: #590
• US rank: #26037

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 61,695
• Household income: $78,992
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1320.0

Population outlook (Coweta County) Hauer SSP2

• Today (2025): 162,063 people
• By 2030: 173,373 · +7.0%
• By 2040: 194,658 · +20.1%
• By 2050: 212,246 · +31.0%
• By 2075: 246,544 · +52.1%
• By 2100: 257,059 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 25% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Coweta

• 2024 margin: Solid R (+33.9) · D 32.7% · R 66.6%
• 2008→2024 swing: +7.3pp toward D · 2008: -41.2pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+35.5 2016: R+42.3 2012: R+44.1 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.23%
• Current HPI: 249.0207
• Rent YoY: ▲ 2.87%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-01 Listed $105,000 GAMLS
• 2024-06-17 Sold (MLS) $97,765 GAMLS
• 2024-06-10 Pending — GAMLS
• 2024-03-08 Price Changed $100,000 GAMLS
• 2024-01-10 Listed $105,000 GAMLS