417 N Georgia Ave · Bremen, GA 30110

$141,400

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 56 Days on market

Built 1950 7,840 sqft lot $201/sqft · at area comps Est $135k · at est.

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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
• Schools +5.9/10.0
• ARV discount +5.4/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Remodeled Home, 2Br/1BA, All New Granite Kitchen Countertops, Farm Sink and Fixtures, Cabinets, Flooring, Windows, Doors and Hardware, Electrical and Plumbing, Tankless Water Heater, Vanity and Toilet, Ceiling Fans, Paint. City of Bremen Schools.

Key facts

• Farm sink
• Remodeled home
• 7,840 sq ft lot

Tags

• REMODELED HOME
• GRANITE KITCHEN COUNTERTOPS
• FARM SINK
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $137k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.2% in Bremen — 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 70/100 on livability (#97 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Bremen City (town): math 72% / reading 68% proficiency, ranked #3 of 174 in GA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $978 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $137,158 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.78%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $135,090
• List price: $141,400
• Delta: 4.67%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 N Georgia Ave	0.00mi	2/1.0	702 (0%)	1mo	$127,500	$182	99

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: 27.9%
• Equity multiple: 2.16×
• Total profit: $45,941
• Equity at exit: $21,083

10-year hold

• IRR: 35.4%
• Equity multiple: 4.25×
• Total profit: $128,557
• Equity at exit: $12,226

Cash invested: $39,592 (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 30110

• Home prices YoY: -8.0%
• Active inventory: 145
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$742
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1,082

Break-even live

Break-even rent $1,081

Max offer price $141,400

Occupancy floor 51%

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: $35,350
• Closing costs: $4,242
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 N Georgia Ave Apt C Bremen, GA	2.0	1.0	700	$2,600	$3.71	1d	1	0.51mi
243 N Georgia Ave Apt A Bremen, GA	2.0	1.0	700	$2,300	$3.29	43d	1	0.51mi

Listing history 13 events

1. 2026-03-30
   historical $1,150

   Show marketing remark (251 chars)

   Nice Remodeled Home, 2Br/1BA, All New Granite Kitchen Countertops, Farm Sink and Fixtures, Cabinets, Flooring, Windows, Doors and Hardware, Electrical and Plumbing, Tankless Water Heater, Vanity and Toilet, Ceiling Fans, Paint. City of Bremen Schools.

2. 2026-03-30
   listed $141,400 New 251-char remark

   Show marketing remark (251 chars)

   Nice Remodeled Home, 2Br/1BA, All New Granite Kitchen Countertops, Farm Sink and Fixtures, Cabinets, Flooring, Windows, Doors and Hardware, Electrical and Plumbing, Tankless Water Heater, Vanity and Toilet, Ceiling Fans, Paint. City of Bremen Schools.

3. 2026-03-30
   listed $141,400 Active 251-char remark

   Show marketing remark (251 chars)

   Nice Remodeled Home, 2Br/1BA, All New Granite Kitchen Countertops, Farm Sink and Fixtures, Cabinets, Flooring, Windows, Doors and Hardware, Electrical and Plumbing, Tankless Water Heater, Vanity and Toilet, Ceiling Fans, Paint. City of Bremen Schools.

4. 2026-03-21
   listed $1,150
5. 2026-03-05
   historical $1,200
6. 2026-01-17
   listed $1,200
7. 2026-01-12
   historical $1,200
8. 2025-12-11
   listed $1,200
9. 2025-11-30
   historical
10. 2025-10-22
    status Price Change
11. 2025-10-22
    price $144,900
12. 2025-10-21
    historical
13. 2025-07-21
    listed $154,900 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: $644 · $54/mo
• Projected year-2 tax: $1,301 · $108/mo
• Expected delta: +$657/yr (+$55/mo · 102.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,404
• − Mortgage interest: −$7,921
• − Property taxes: −$644
• − Insurance: −$707
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$4,113
• Taxable income: $11,314
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $10,265/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: Bremen City
• NCES district ID: 1300510
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $50,176
• Composite: 59.41/100
• National rank: #929
• State rank: #3 of 174 in GA

Livability — Bremen

• Score: 70/100
• State rank: #97
• US rank: #7777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bremen, GA
• Population (ZIP): 14,088

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.20%
• Current HPI: 326.4181
• Rent YoY: —
• Metro: —
• 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

-99.3% since first listed

13 events — show timeline

• 2026-03-30 Rental Removed $1,150 GAMLS
• 2026-03-30 Listed $141,400 FMLS
• 2026-03-30 Listed $141,400 GAMLS
• 2026-03-21 Listed for Rent $1,150 GAMLS
• 2026-03-05 Rental Removed $1,200 GAMLS
• 2026-01-17 Listed for Rent $1,200 GAMLS
• 2026-01-12 Rental Removed $1,200 GAMLS
• 2025-12-11 Listed for Rent $1,200 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-10-22 Relisted — GAMLS
• 2025-10-22 Price Changed $144,900 GAMLS
• 2025-10-21 Listing Removed — GAMLS
• 2025-07-21 Listed $154,900 GAMLS

Property tax history

+10.6%/yr

Latest (2025): $644 · +202.1% YoY. Source: county tax records.