4840 Highway 54 · Turin, GA 30277

$190,000

2 bd · 1.0 ba · 873 sqft · SingleFamily public records · 27 Days on market

Built 1964 0.52 ac lot $218/sqft · 35% below area Est $293k · 35% under ↓ 5% since listing

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable 3 bedroom, 1 bath home is full of charm and cozy comfort! From the fresh exterior paint to the beautifully updated landscaping, the curb appeal is sure to catch your eye. Step inside to find tasteful interior updates that make the home feel warm, inviting, and move-in ready. Whether you're looking for a starter home, downsizing, or searching for the perfect investment property, this one checks all the boxes. Cute, cozy, and updated inside and out - you don't want to miss this gem!

Key facts

• 0.52 acre lot
• Built 1964
• Listed 27 days

Property features AI

Finance

• Other: Lot approximately 0.52 acre
• HOA & community: No HOA

Exterior

• Parking: Guest parking; Kitchen-level parking
• Utilities: Public water available; Septic sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single family residence (house); Updated/remodeled; Built in 1964
• Construction: Wood siding; Metal roof; 873 above-grade finished area
• Exterior features: Level lot

Interior

• Kitchen: Country-style kitchen; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Window AC units
• Interior features: Soaking tub; One-level layout; Family room
• Laundry & utility: Washer and dryer included; Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $165k (13.3% below list).
• Recommended offer: $165k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.4% in Turin — 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 60/100 on livability (#360 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Poplar Road Elementary School (math 35% / reading 38%, grade F, #509 of 1,228 statewide, top 42%, 576 students, 37% 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: 173 active listings in the ZIP; high-income renter base; 963 units permitted in Coweta County in 2024 (8 in 5+ unit buildings).
• This rent is only 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 27 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 37% chance of damaging wind over 30y; moderate 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 $164,796 (13.3% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $292,855
• List price: $190,000
• Delta: -35.12%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,391
• Equity at exit: $28,330

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,468
• Equity at exit: $16,428

Cash invested: $53,200 (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 30277

• Home prices YoY: -30.9%
• Active inventory: 173
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $180

Break-even live

Break-even rent $1,420

Max offer price $190,000

Occupancy floor 84%

Sensitivity live

Price	-10% $288	-5% $234	+0% $180	+5% $127	+10% $73
Rent	-10% $50	-5% $115	+0% $180	+5% $245	+10% $311
Rate	-1.0pp $276	-0.5pp $229	base $180	+0.5pp $131	+1.0pp $81

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   status $190,000 Under Contract 27 DOM
2. 2026-06-08
   days on market $190,000 Active 27 DOM
3. 2026-06-07
   days on market $190,000 Active 26 DOM
4. 2026-06-04
   days on market $190,000 Active 23 DOM
5. 2026-06-03
   days on market $190,000 Active 22 DOM
6. 2026-06-02
   days on market $190,000 Active 21 DOM
7. 2026-06-01
   statusdays on market $190,000 Active 20 DOM
8. 2026-05-31
   days on market $190,000 Price Change 19 DOM
9. 2026-05-13
   listed $200,000 New 499-char remark
10. 2026-05-12
    historical $200,000 499-char remark

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$1,197/yr (+$100/mo · 217.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 37% 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: $19,776
• − Mortgage interest: −$10,643
• − Property taxes: −$551
• − Insurance: −$950
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$5,527
• Taxable loss: −$1,060
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,419/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 — Turin

• Score: 60/100
• State rank: #360
• US rank: #18505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 13
• 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

-5.0% since first listed

4 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-05-29 Price Changed $190,000 GAMLS
• 2026-05-13 Listed $200,000 GAMLS
• 2026-05-12 Coming Soon $200,000 GAMLS

Property tax history

+14.7%/yr

Latest (2025): $551 · +1.2% YoY. Source: county tax records.