151 Grandma Branch Rd · Grantville, GA 30220

$175,000

3 bd · 3.0 ba · 2,064 sqft · SingleFamily public records · 79 Days on market

Built 1990 0.96 ac lot $85/sqft · 41% below area Est $297k · 41% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not afraid of a little TLC? Discover the perfect blend of comfort, space, and country charm in this delightful farm-style home, set on a flat lot with generous distance between neighbors for added privacy. The main level boasts a classic ranch layout with beautiful vinyl flooring throughout and three versatile bedrooms-ideal for kids, guest rooms, home offices, or creative spaces. Upstairs, you'll find a spacious master suite that offers a peaceful retreat. Step outside to a fully fenced backyard complete with a built-in chicken coop-perfect for anyone dreaming of a hobby farm lifestyle. Enjoy affordable country living with plenty of space, inside and out. Don't miss this opportunity-schedule your private tour today!

Key facts

• Flat lot
• Classic ranch layout
• 0.96 acre lot

Tags

• FLAT LOT
• CLASSIC RANCH LAYOUT
• BEAUTIFUL VINYL FLOORING
• FULLY FENCED BACKYARD
• BUILT-IN CHICKEN COOP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Grantville — 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 64/100 on livability (#242 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($164k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $296,649
• List price: $175,000
• Delta: -41.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,715
• Equity at exit: $26,093

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,907
• Equity at exit: $15,131

Cash invested: $49,000 (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 30220

• Home prices YoY: -5.5%
• Active inventory: 65
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $230

Break-even live

Break-even rent $1,472

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Calico Loop Grantville, GA	3.0	2.5	1498	$1,776	$1.19	22d	1	0.75mi
24 Lagrange St Grantville, GA	3.0	1.0	1815	$1,275	$0.70	17d	1	0.85mi

Listing history 6 events

1. 2026-06-01
   status $175,000 Pending 79 DOM
2. 2026-05-31
   days on market $175,000 Active 79 DOM
3. 2026-03-13
   listed $175,000 New 726-char remark

   Show marketing remark (726 chars)

   Not afraid of a little TLC? Discover the perfect blend of comfort, space, and country charm in this delightful farm-style home, set on a flat lot with generous distance between neighbors for added privacy. The main level boasts a classic ranch layout with beautiful vinyl flooring throughout and three versatile bedrooms-ideal for kids, guest rooms, home offices, or creative spaces. Upstairs, you'll find a spacious master suite that offers a peaceful retreat. Step outside to a fully fenced backyard complete with a built-in chicken coop-perfect for anyone dreaming of a hobby farm lifestyle. Enjoy affordable country living with plenty of space, inside and out. Don't miss this opportunity-schedule your private tour today!

4. 2026-03-13
   listed $175,000 Active 726-char remark

   Show marketing remark (726 chars)

   Not afraid of a little TLC? Discover the perfect blend of comfort, space, and country charm in this delightful farm-style home, set on a flat lot with generous distance between neighbors for added privacy. The main level boasts a classic ranch layout with beautiful vinyl flooring throughout and three versatile bedrooms-ideal for kids, guest rooms, home offices, or creative spaces. Upstairs, you'll find a spacious master suite that offers a peaceful retreat. Step outside to a fully fenced backyard complete with a built-in chicken coop-perfect for anyone dreaming of a hobby farm lifestyle. Enjoy affordable country living with plenty of space, inside and out. Don't miss this opportunity-schedule your private tour today!

5. 2021-09-02
   soldstatus $166,300
6. 2000-05-02
   soldstatus $62,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $21,154
• − Mortgage interest: −$9,803
• − Property taxes: −$2,065
• − Insurance: −$875
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,091
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,775/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 — Grantville

• Score: 64/100
• State rank: #242
• US rank: #13777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grantville, GA
• County: Coweta County · 148,589 people
• City population: 5,366
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 5,366
• Household income: $72,091
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 59.0

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 (71%)
• Race & ethnicity: White 71% Black 23% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 2% Slovak 1% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -17.44%
• Current HPI: 298.8739
• 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

+182.3% since first listed

4 events — show timeline

• 2026-03-13 Listed $175,000 FMLS
• 2026-03-13 Listed $175,000 GAMLS
• 2021-09-02 Sold (Public Records) $166,300 Public Records
• 2000-05-02 Sold (Public Records) $62,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,065 · +1.0% YoY. Source: county tax records.