111 Bryan St W · Bremen, GA 30110

$169,000

5 bd · 2.0 ba · 2,964 sqft · SingleFamily public records · 255 Days on market

Built 1898 0.46 ac lot $57/sqft · 58% below area

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.9/10.0
• 1% rule +5.2/10.0
• 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

Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre-Civil War "slave bricks" were discovered in the original chimney, hinting this may be one of Bremen's earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

Key facts

• New metal roof
• All new windows
• Queen anne farmhouse

Tags

• QUEEN ANNE FARMHOUSE
• NEW METAL ROOF
• ALL NEW WINDOWS
• 1930S ANTIQUE SINKS
• HEART PINE FLOORING
• ORIGINAL WAINSCOTING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $56k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $169k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $416,428
• List price: $169,000
• Delta: -59.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Buena St	0.56mi	4/3.5 (-1)	3,337 (+13%)	9mo	$400,000	$120	34

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,587
• Equity at exit: $25,198

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-434
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $169

Break-even live

Break-even rent $1,502

Max offer price $169,000

Occupancy floor 85%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $169,000 Active 255 DOM
2. 2026-06-17
   days on market $169,000 Active 254 DOM
3. 2026-06-16
   days on market $169,000 Active 253 DOM
4. 2026-06-15
   days on market $169,000 Active 252 DOM
5. 2026-06-13
   days on market $169,000 Active 250 DOM
6. 2026-06-09
   days on market $169,000 Active 246 DOM
7. 2026-06-08
   days on market $169,000 Active 245 DOM
8. 2026-06-07
   days on market $169,000 Active 244 DOM
9. 2026-06-04
   days on market $169,000 Active 241 DOM
10. 2026-06-03
    days on market $169,000 Active 240 DOM
11. 2026-06-02
    days on market $169,000 Active 239 DOM
12. 2026-06-01
    days on market $169,000 Active 238 DOM
13. 2026-05-31
    days on market $169,000 Active 237 DOM
14. 2026-04-17
    price $169,000 897-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

15. 2026-04-17
    price $169,000 896-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

16. 2026-02-14
    price $179,000 897-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

17. 2026-02-14
    price $179,000 896-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

18. 2025-11-28
    price $189,000 897-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

19. 2025-11-28
    price $189,000 896-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

20. 2025-11-19
    price $199,800 897-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

21. 2025-11-19
    price $199,800 896-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

22. 2025-11-03
    price $199,900 897-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

23. 2025-11-03
    price $199,900 896-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

24. 2025-10-06
    listed $225,000 New 897-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

25. 2025-10-06
    listed $225,000 Active 896-char remark

    Show marketing remark (896 chars)

    Come see the charm of Bremen at 111 Bryan Street West, a striking Queen Anne farmhouse believed to predate its recorded 1898 construction. During some renovation, pre–Civil War construction was discovered in the original chimney, hinting this may be one of Bremen’s earliest homes. Set within city limits, this property blends historic charm with so potential - featuring a new metal roof, all-new windows on site, most of the original doors with hardware, original tongue-and-groove ceilings, 1930s antique sinks, heart pine flooring, and original wainscoting in the dining room. There is also Chinese Elm lumber for the stair rails and front porch, as well as Brazilian Koa flooring ready for installation in the master. With its preserved character and significant updates already underway, this home offers a rare opportunity to finish a true Bremen landmark and make it your own.

26. 2020-10-16
    soldstatus $65,000
27. 2020-10-15
    soldstatus $65,000 Sold
28. 2020-09-15
    status Under Contract
29. 2020-09-03
    price $75,000
30. 2020-07-09
    listed $89,900 New
31. 2011-04-21
    soldstatus $51,500

ⓘ 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: $2,761 · $230/mo
• Projected year-2 tax: $2,761 · $230/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 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,593
• − Mortgage interest: −$9,467
• − Property taxes: −$2,761
• − Insurance: −$845
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,916
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $2,193/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

+228.2% since first listed

18 events — show timeline

• 2026-04-17 Price Changed $169,000 GAMLS
• 2026-04-17 Price Changed $169,000 FMLS
• 2026-02-14 Price Changed $179,000 GAMLS
• 2026-02-14 Price Changed $179,000 FMLS
• 2025-11-28 Price Changed $189,000 GAMLS
• 2025-11-28 Price Changed $189,000 FMLS
• 2025-11-19 Price Changed $199,800 GAMLS
• 2025-11-19 Price Changed $199,800 FMLS
• 2025-11-03 Price Changed $199,900 GAMLS
• 2025-11-03 Price Changed $199,900 FMLS
• 2025-10-06 Listed $225,000 FMLS
• 2025-10-06 Listed $225,000 GAMLS
• 2020-10-16 Sold (Public Records) $65,000 Public Records
• 2020-10-15 Sold (MLS) $65,000 GAMLS
• 2020-09-15 Pending — GAMLS
• 2020-09-03 Price Changed $75,000 GAMLS
• 2020-07-09 Listed $89,900 GAMLS
• 2011-04-21 Sold (Public Records) $51,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,761 · +233.6% YoY. Source: county tax records.