380 Brentwood Dr · Newnan, GA 30263

$215,000

3 bd · 2.5 ba · 1,384 sqft · Condo public records · 103 Days on market

Built 2002 $155/sqft · at area comps Est $225k · at est. $150/mo HOA · 7% 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).

• Cash flow +16.4/30.0
• ARV discount +9.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom, 2.5-bathroom townhouse in a quiet, well-kept Newnan community. This home features a bright breakfast area, a spacious primary suite with a walk-in closet, and all bedrooms located upstairs for added privacy. A convenient half bath on the main level is perfect for guests. Recent updates provide peace of mind, including a new HVAC system (Sept 2021) and a roof that's only 2 years old. Ideally situated near shopping, dining, and entertainment with easy access to I-85, this townhouse combines comfort and convenience in an unbeatable location. Don't miss your chance to make it yours, schedule a showing today!

Key facts

• Half bath
• Walk-in closet
• Primary suite

Tags

• BREAKFAST AREA
• PRIMARY SUITE
• WALK-IN CLOSET
• HALF BATH
• NEW HVAC SYSTEM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $123 ($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 $211k (1.8% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% in 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 66/100 on livability (#184 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, employment B; Watch: schools D+, 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.
• Market conditions: Rents rising (+2.9%/yr); 540 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 963 units permitted in Coweta County in 2024 (8 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 103 days — a 9% lower offer ($196k) 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.
• Current owner paid $106k; list at $215k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $224,964
• List price: $215,000
• Delta: -4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-27,210
• Equity at exit: $32,057

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-14,453
• Equity at exit: $18,589

Cash invested: $60,200 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 540
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$90
• HOA: −$150
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $123

Break-even live

Break-even rent $1,956

Max offer price $215,000

Occupancy floor 89%

Sensitivity live

Price	-10% $245	-5% $184	+0% $123	+5% $62	+10% $1
Rent	-10% $-44	-5% $40	+0% $123	+5% $206	+10% $290
Rate	-1.0pp $231	-0.5pp $178	base $123	+0.5pp $67	+1.0pp $11

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Castleton Ct Newnan, GA	3.0	2.0	1401	$2,100	$1.50	25d	1	0.10mi
3 Castleton Ct Newnan, GA	3.0	2.0	1401	$2,100	$1.50	45d	1	0.10mi
92 Riva Ridge Ln Newnan, GA	3.0	2.0	1500	$2,235	$1.49	25d	1	0.28mi
500 Lullwater Cir Newnan, GA	1.0–3.0	1.0–2.0	1117	$1,950	$1.75	0d	11	0.52mi
140 Jefferson Pkwy Newnan, GA	3.0	2.0	1410	$1,703	$1.21	45d	1	0.79mi
140 Jefferson Pkwy Newnan, GA	1.0–3.0	1.0–2.0	1162	$1,834	$1.58	0d	22	0.79mi
151 Parkway N Newnan, GA	1.0–4.0	1.0–3.0	1135	$1,648	$1.45	0d	12	0.89mi
101 Ashley Park Dr Newnan, GA	1.0–3.0	1.0–2.0	1022	$2,618	$2.56	0d	20	0.98mi
1200 Newnan Crossing Blvd E Newnan, GA	2.0	2.0	1177	$1,892	$1.61	25d	1	1.33mi
300 Ashley Park Blvd Newnan, GA	1.0–3.0	1.0–2.5	1147	$2,501	$2.18	0d	50	1.44mi
10 American Ave Newnan, GA	2.0	2.5	1331	$2,066	$1.55	6d	6	1.48mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-13
   statusdays on market $215,000 Under Contract 103 DOM
2. 2026-06-09
   days on market $215,000 Active 99 DOM
3. 2026-06-08
   days on market $215,000 Active 98 DOM
4. 2026-06-07
   days on market $215,000 Active 97 DOM
5. 2026-06-04
   days on market $215,000 Active 94 DOM
6. 2026-06-03
   days on market $215,000 Active 93 DOM
7. 2026-06-02
   days on market $215,000 Active 92 DOM
8. 2026-06-01
   days on market $215,000 Active 91 DOM
9. 2026-05-31
   days on market $215,000 Active 90 DOM
10. 2026-04-28
    price $215,000 636-char remark

    Show marketing remark (636 chars)

    Move-in ready 3-bedroom, 2.5-bathroom townhouse in a quiet, well-kept Newnan community. This home features a bright breakfast area, a spacious primary suite with a walk-in closet, and all bedrooms located upstairs for added privacy. A convenient half bath on the main level is perfect for guests. Recent updates provide peace of mind, including a new HVAC system (Sept 2021) and a roof that's only 2 years old. Ideally situated near shopping, dining, and entertainment with easy access to I-85, this townhouse combines comfort and convenience in an unbeatable location. Don't miss your chance to make it yours, schedule a showing today!

11. 2026-03-02
    listed $219,000 New 636-char remark

    Show marketing remark (636 chars)

    Move-in ready 3-bedroom, 2.5-bathroom townhouse in a quiet, well-kept Newnan community. This home features a bright breakfast area, a spacious primary suite with a walk-in closet, and all bedrooms located upstairs for added privacy. A convenient half bath on the main level is perfect for guests. Recent updates provide peace of mind, including a new HVAC system (Sept 2021) and a roof that's only 2 years old. Ideally situated near shopping, dining, and entertainment with easy access to I-85, this townhouse combines comfort and convenience in an unbeatable location. Don't miss your chance to make it yours, schedule a showing today!

12. 2026-02-28
    historical
13. 2026-02-01
    price $219,000
14. 2025-11-04
    price $229,000
15. 2025-09-29
    price $235,000
16. 2025-08-28
    listed $245,000 New
17. 2017-12-04
    soldstatus $106,000
18. 2005-12-19
    soldstatus $117,500
19. 2003-08-20
    soldstatus $109,900
20. 2002-03-22
    soldstatus $113,900

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $2,142 · $178/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 ≥105°F today · 18 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: $25,346
• − Mortgage interest: −$12,043
• − Property taxes: −$2,142
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$1,800
• − Depreciation: −$6,255
• Taxable loss: −$2,024
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,962/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 — Newnan

• Score: 66/100
• State rank: #184
• US rank: #11578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newnan, GA
• County: Coweta County · 148,589 people
• City population: 101,637
• 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

+88.8% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $215,000 GAMLS
• 2026-03-02 Listed $219,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-01 Price Changed $219,000 GAMLS
• 2025-11-04 Price Changed $229,000 GAMLS
• 2025-09-29 Price Changed $235,000 GAMLS
• 2025-08-28 Listed $245,000 GAMLS
• 2017-12-04 Sold (Public Records) $106,000 Public Records
• 2005-12-19 Sold (Public Records) $117,500 Public Records
• 2003-08-20 Sold (Public Records) $109,900 Public Records
• 2002-03-22 Sold (Public Records) $113,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,142 · +16.6% YoY. Source: county tax records.