93 Saint James Pl · Sharpsburg, GA 30277

$299,000

3 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 13 Days on market

Built 1994 1.24 ac lot $173/sqft · 7% below area Est $321k · 7% 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).

• Cash flow +12.0/30.0
• ARV discount +10.6/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, flippers, and buyers with vision! This home is priced to reflect its current condition and is ready for someone to bring it back to life. Major mechanicals have already been addressed - a newer AC unit and new field lines mean two of the biggest-ticket items are done. The home needs fresh paint throughout and new flooring to shine again, offering a fantastic opportunity to build instant equity. Cash or conventional financing only - this property will not qualify for FHA or VA. Bring your contractor, your paint swatches, and your imagination.

Key facts

• Newer ac unit
• New field lines
• 1.24 acre lot

Tags

• NEWER AC UNIT
• NEW FIELD LINES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-69 ($-832/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.0% below list).
• Recommended offer: $233k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% 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: schools C-, housing D, 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: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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.
• Current owner paid $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $233,188 (22.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.01%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (median comp): $321,045
• List price: $299,000
• Delta: -6.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Chemin Pl	0.25mi	3/2.0	1,787 (+3%)	4mo	$369,000	$206	76
52 Cherub Ln	0.40mi	3/2.5	1,723 (-0%)	11mo	$342,500	$199	65
25 Lentry Dr	0.35mi	4/2.0 (+1)	1,787 (+3%)	5mo	$374,000	$209	65
80 Chemin Pl	0.23mi	3/2.0	1,541 (-11%)	4mo	$339,000	$220	63
180 Saint James Pl	0.19mi	3/2.0	1,508 (-13%)	5mo	$280,000	$186	61
260 Willis Rd	0.25mi	3/2.0	1,890 (+9%)	11mo	$310,000	$164	60
234 Willis Rd	0.27mi	3/2.0	1,928 (+11%)	12mo	$335,000	$174	55
70 Lentry Dr	0.36mi	3/2.0	1,645 (-5%)	22mo	$360,000	$219	52
35 Halo Trce	0.40mi	3/2.0	1,506 (-13%)	19mo	$312,000	$207	40

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-52,925
• Equity at exit: $44,582

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-52,014
• Equity at exit: $25,852

Cash invested: $83,720 (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: 166
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-69

Break-even live

Break-even rent $2,420

Max offer price $286,756

Occupancy floor 98%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Sandstone Ln Sharpsburg, GA	3.0	2.0	1245	$1,995	$1.60	17d	1	0.50mi
94 Malvern Hl Sharpsburg, GA	3.0	2.0	1583	$2,250	$1.42	5d	1	0.86mi

Listing history 22 events

1. 2026-05-04
   status Under Contract 578-char remark

   Show marketing remark (578 chars)

   Calling all investors, flippers, and buyers with vision! This home is priced to reflect its current condition and is ready for someone to bring it back to life. Major mechanicals have already been addressed - a newer AC unit and new field lines mean two of the biggest-ticket items are done. The home needs fresh paint throughout and new flooring to shine again, offering a fantastic opportunity to build instant equity. Cash or conventional financing only - this property will not qualify for FHA or VA. Bring your contractor, your paint swatches, and your imagination.

2. 2026-04-21
   listed $299,000 New 578-char remark

   Show marketing remark (578 chars)

   Calling all investors, flippers, and buyers with vision! This home is priced to reflect its current condition and is ready for someone to bring it back to life. Major mechanicals have already been addressed - a newer AC unit and new field lines mean two of the biggest-ticket items are done. The home needs fresh paint throughout and new flooring to shine again, offering a fantastic opportunity to build instant equity. Cash or conventional financing only - this property will not qualify for FHA or VA. Bring your contractor, your paint swatches, and your imagination.

3. 2019-08-02
   soldstatus $215,400
4. 2019-05-17
   soldstatus $212,315 Sold 667-char remark

   Show marketing remark (667 chars)

   Amazing home in Sharpsburg close to schools! 3 Bed/2 Bath Open Floor Plan with Bonus Room and separate Office space. Completely redone...brand new roof, new paint, new flooring, new kitchen cabinets, new granite counter tops, new bathroom vanities, custom Master Bathroom Shower, new light fixtures...the list goes on and on! 1.240 acres and a fenced in back yard. Walking distance to Lee Middle School and Willis Road Elementary. Seller is a licensed real estate agent in Georgia. Seller is offering $4,000.00 towards closing costs with full asking price offer. More pictures coming next week! Schedule your showing today - this one won't be on the market for long!

5. 2019-04-18
   status Under Contract 667-char remark

   Show marketing remark (667 chars)

   Amazing home in Sharpsburg close to schools! 3 Bed/2 Bath Open Floor Plan with Bonus Room and separate Office space. Completely redone...brand new roof, new paint, new flooring, new kitchen cabinets, new granite counter tops, new bathroom vanities, custom Master Bathroom Shower, new light fixtures...the list goes on and on! 1.240 acres and a fenced in back yard. Walking distance to Lee Middle School and Willis Road Elementary. Seller is a licensed real estate agent in Georgia. Seller is offering $4,000.00 towards closing costs with full asking price offer. More pictures coming next week! Schedule your showing today - this one won't be on the market for long!

6. 2019-04-15
   price $209,000 667-char remark

   Show marketing remark (667 chars)

   Amazing home in Sharpsburg close to schools! 3 Bed/2 Bath Open Floor Plan with Bonus Room and separate Office space. Completely redone...brand new roof, new paint, new flooring, new kitchen cabinets, new granite counter tops, new bathroom vanities, custom Master Bathroom Shower, new light fixtures...the list goes on and on! 1.240 acres and a fenced in back yard. Walking distance to Lee Middle School and Willis Road Elementary. Seller is a licensed real estate agent in Georgia. Seller is offering $4,000.00 towards closing costs with full asking price offer. More pictures coming next week! Schedule your showing today - this one won't be on the market for long!

7. 2019-04-05
   listed $214,900 New 667-char remark

   Show marketing remark (667 chars)

   Amazing home in Sharpsburg close to schools! 3 Bed/2 Bath Open Floor Plan with Bonus Room and separate Office space. Completely redone...brand new roof, new paint, new flooring, new kitchen cabinets, new granite counter tops, new bathroom vanities, custom Master Bathroom Shower, new light fixtures...the list goes on and on! 1.240 acres and a fenced in back yard. Walking distance to Lee Middle School and Willis Road Elementary. Seller is a licensed real estate agent in Georgia. Seller is offering $4,000.00 towards closing costs with full asking price offer. More pictures coming next week! Schedule your showing today - this one won't be on the market for long!

8. 2019-02-12
   soldstatus $135,000
9. 2019-02-11
   soldstatus $135,000 Sold
10. 2019-01-02
    status Under Contract
11. 2018-11-24
    price $150,000
12. 2018-11-20
    status Back on Market
13. 2018-11-12
    status Under Contract
14. 2018-10-13
    price $159,900
15. 2018-09-22
    listed $167,500 New
16. 2013-10-11
    soldstatus $122,900
17. 2013-09-21
    historical
18. 2013-09-19
    soldstatus $124,900 Sold
19. 2013-08-27
    status Under Contract
20. 2013-08-05
    status Back On Market
21. 2013-07-13
    status Under Contract
22. 2013-06-29
    listed $124,900 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: $2,627 · $219/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$124/yr (+$10/mo · 4.7%)

ⓘ 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 6/10 Major 7 d/yr ≥106°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: $27,983
• − Mortgage interest: −$16,749
• − Property taxes: −$2,627
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$8,698
• Taxable loss: −$6,064
• Est. tax savings @ 24.0%: +$1,455
• After-tax cash flow: $624/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

+139.4% since first listed

22 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-21 Listed $299,000 GAMLS
• 2019-08-02 Sold (Public Records) $215,400 Public Records
• 2019-05-17 Sold (MLS) $212,315 GAMLS
• 2019-04-18 Pending — GAMLS
• 2019-04-15 Price Changed $209,000 GAMLS
• 2019-04-05 Listed $214,900 GAMLS
• 2019-02-12 Sold (Public Records) $135,000 Public Records
• 2019-02-11 Sold (MLS) $135,000 GAMLS
• 2019-01-02 Pending — GAMLS
• 2018-11-24 Price Changed $150,000 GAMLS
• 2018-11-20 Relisted — GAMLS
• 2018-11-12 Pending — GAMLS
• 2018-10-13 Price Changed $159,900 GAMLS
• 2018-09-22 Listed $167,500 GAMLS
• 2013-10-11 Sold (Public Records) $122,900 Public Records
• 2013-09-21 Listing Removed — GAMLS
• 2013-09-19 Sold (MLS) $124,900 GAMLS
• 2013-08-27 Pending — GAMLS
• 2013-08-05 Relisted — GAMLS
• 2013-07-13 Pending — GAMLS
• 2013-06-29 Listed $124,900 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $2,627 · -0.0% YoY. Source: county tax records.