1320 Highway 154 · Sharpsburg, GA 30277

$300,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 43 Days on market

Built 1935 1.15 ac lot $159/sqft · 18% below area Est $366k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this cute bungalow in the heart of Sharpsburg. Wonderfully renovated kitchen with quartz countertops, island, stainless steel appliances and eat-in area. 2 beautifully updated bathrooms with double vanities, glass shower and fog less mirrors. 3 nice sized bedrooms and large living room. Over an acre lot with horseshoe driveway. Fantastic location: close to shopping, restaurants with easy access to the interstate.

Key facts

• Quartz countertops
• Glass shower
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DOUBLE VANITIES
• GLASS SHOWER
• HORSESHOE DRIVEWAY

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Near trails/greenway

Exterior

• Parking: Four total parking spaces; Driveway parking; Open parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: One level; Resale property
• Construction: Stucco exterior; Shingle roof; Block foundation; Built on a parcel described as H/1.145AC LL 65 6LD
• Exterior features: Private entrance; Private yard; Front porch; Paved road access; City street frontage

Interior

• Kitchen: White cabinets; Keeping room; Kitchen island; Stone counters; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Recessed lighting; No common walls
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (22.9% below list).
• Recommended offer: $231k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in Sharpsburg — 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 56/100 on livability (#480 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: housing D, amenities F, commute 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: Willis Road Elementary (math 39% / reading 45%, grade F, #380 of 1,228 statewide, top 33%, 725 students, 23% FRL); Lee Middle School (math 35% / reading 47%, grade F, #135 of 470 statewide, top 29%, 743 students, 34% FRL); East Coweta High School (math 22% / reading 38%, grade F, #135 of 424 statewide, top 32%, 3,212 students, 30% FRL).
• Market conditions: 173 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 13233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $109k; list at $300k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,239 (22.9% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $365,901
• List price: $300,000
• Delta: -18.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Beaver Creek Run	0.11mi	3/2.0	1,746 (-7%)	10mo	$294,500	$169	74
131 Glenn Winkles Dr	0.14mi	3/2.0	1,725 (-8%)	22mo	$429,900	$249	61
31 Pecan Lake Ct	0.37mi	3/3.0	2,023 (+7%)	12mo	$407,500	$201	56
120 Emory Phillips Rd	0.51mi	4/2.0 (+1)	1,846 (-2%)	15mo	$345,000	$187	55
65 Cold Harbor Ct	0.63mi	3/2.0	1,980 (+5%)	11mo	$415,000	$210	53
25 Bedford Forrest Dr	0.43mi	3/2.0	2,059 (+9%)	20mo	$405,000	$197	48
356 Emory Phillips Rd	0.63mi	4/3.0 (+1)	1,957 (+4%)	16mo	$417,500	$213	42
80 Bedford Forrest Dr	0.50mi	4/2.0 (+1)	2,127 (+13%)	20mo	$450,000	$212	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-55,788
• Equity at exit: $44,731

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-57,950
• Equity at exit: $25,939

Cash invested: $84,000 (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 30277

• Home prices YoY: -30.9%
• Active inventory: 173
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,312 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$240 /mo · $2,885/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-112

Break-even live

Break-even rent $2,454

Max offer price $280,232

Occupancy floor 100%

Sensitivity live

Price	-10% $58	-5% $-27	+0% $-112	+5% $-197	+10% $-282
Rent	-10% $-295	-5% $-203	+0% $-112	+5% $-21	+10% $71
Rate	-1.0pp $39	-0.5pp $-36	base $-112	+0.5pp $-190	+1.0pp $-269

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Malvern Hl Sharpsburg, GA	3.0	2.0	1583	$2,250	$1.42	7d	1	0.68mi
41 Sandstone Ln Sharpsburg, GA	3.0	2.0	1245	$1,995	$1.60	19d	1	1.20mi
200 Masters Way Newnan, GA	3.0	2.0	1755	$2,295	$1.31	7d	1	1.32mi

Listing history 39 events

1. 2026-06-21
   days on market $300,000 Active 43 DOM
2. 2026-06-18
   days on market $300,000 Active 40 DOM
3. 2026-06-17
   days on market $300,000 Active 39 DOM
4. 2026-06-16
   days on market $300,000 Active 38 DOM
5. 2026-06-15
   days on market $300,000 Active 37 DOM
6. 2026-06-13
   days on market $300,000 Active 35 DOM
7. 2026-06-09
   days on market $300,000 Active 31 DOM
8. 2026-06-08
   days on market $300,000 Active 30 DOM
9. 2026-06-07
   days on market $300,000 Active 29 DOM
10. 2026-06-04
    days on market $300,000 Active 26 DOM
11. 2026-06-03
    days on market $300,000 Active 25 DOM
12. 2026-06-02
    days on market $300,000 Active 24 DOM
13. 2026-06-01
    days on market $300,000 Active 23 DOM
14. 2026-05-31
    days on market $300,000 Active 22 DOM
15. 2026-05-17
    listed $2,250
16. 2026-05-16
    historical $2,250
17. 2026-05-07
    listed $2,250
18. 2026-05-07
    listed $300,000 Active 437-char remark
19. 2026-03-13
    historical
20. 2026-02-23
    price $279,900
21. 2026-01-27
    price $284,900
22. 2025-12-08
    listed $289,000 Price Change
23. 2025-07-27
    historical $2,350
24. 2025-05-07
    listed $2,350
25. 2025-04-04
    historical
26. 2025-03-22
    status Price Change
27. 2025-03-22
    price $299,900
28. 2025-03-14
    historical Active Under Contract
29. 2025-02-27
    price $309,900
30. 2025-02-14
    price $319,900
31. 2025-01-23
    price $329,900
32. 2024-12-27
    price $339,900
33. 2024-11-11
    listed $349,900 New
34. 2023-10-06
    historical
35. 2023-09-20
    listed $159,900 New
36. 2023-09-13
    soldstatus $108,966 Sold
37. 2023-08-23
    status Under Contract
38. 2023-08-19
    price $133,000
39. 2023-07-20
    listed $143,000 New

ⓘ 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: $2,885 · $240/mo
• Projected year-2 tax: $2,885 · $240/mo
• Expected delta: $0/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 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,749
• − Mortgage interest: −$16,805
• − Property taxes: −$2,885
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$8,727
• Taxable loss: −$6,609
• Est. tax savings @ 24.0%: +$1,586
• After-tax cash flow: $243/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: 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 — Sharpsburg

• Score: 56/100
• State rank: #480
• US rank: #22425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 21,641
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,641
• Household income: $120,379
• Rent vs Own: 6.8% rent · 93.2% own
• Severe rent burden: 35.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 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: ▼ -109.01%
• Current HPI: 244.3598
• 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

-98.4% since first listed

25 events — show timeline

• 2026-05-17 Listed for Rent $2,250 SHOWMOJO
• 2026-05-16 Rental Removed $2,250 SHOWMOJO
• 2026-05-07 Listed for Rent $2,250 SHOWMOJO
• 2026-05-07 Listed $300,000 FMLS
• 2026-03-13 Listing Removed — GAMLS
• 2026-02-23 Price Changed $279,900 GAMLS
• 2026-01-27 Price Changed $284,900 GAMLS
• 2025-12-08 Listed $289,000 GAMLS
• 2025-07-27 Rental Removed $2,350 Simplifyem
• 2025-05-07 Listed for Rent $2,350 Simplifyem
• 2025-04-04 Listing Removed — GAMLS
• 2025-03-22 Relisted — GAMLS
• 2025-03-22 Price Changed $299,900 GAMLS
• 2025-03-14 Contingent — GAMLS
• 2025-02-27 Price Changed $309,900 GAMLS
• 2025-02-14 Price Changed $319,900 GAMLS
• 2025-01-23 Price Changed $329,900 GAMLS
• 2024-12-27 Price Changed $339,900 GAMLS
• 2024-11-11 Listed $349,900 GAMLS
• 2023-10-06 Listing Removed — GAMLS
• 2023-09-20 Listed $159,900 GAMLS
• 2023-09-13 Sold (MLS) $108,966 GAMLS
• 2023-08-23 Pending — GAMLS
• 2023-08-19 Price Changed $133,000 GAMLS
• 2023-07-20 Listed $143,000 GAMLS

Property tax history

+9.0%/yr

Latest (2025): $2,885 · +185.4% YoY. Source: county tax records.