27 Pratt St · Newnan, GA 30263

$200,000

4 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 2 Days on market

Built 1979 0.32 ac lot Est $300k · 33% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further because this is the one! Welcome home to this elegant 4 bedroom, 1.5 bathroom ranch nestled in a fantastic Newnan location. The charming curb appeal welcomes you with a classic white exterior and new roof, offering both timeless appeal and added peace of mind. Step inside to a sun-filled living room featuring beautiful LVP flooring and a comfortable layout designed for everyday living. The kitchen has been thoughtfully updated with new cabinetry, a cozy eating area, and convenient access to the laundry room. The seller will also add kitchen appliances with an acceptable offer, making this home even more move-in ready. The primary suite features its own private half bath, while the full hall bathroom provides functionality for all bedrooms. One of the secondary bedrooms offers an impressive amount of space, providing flexibility for guests, a home office, or additional living needs. Step outside to enjoy the level, private backyard, offering the perfect setting for kids and pets to play, outdoor gatherings, or simply relaxing in your own peaceful retreat. With its charming appeal, functional layout, and desirable location, this home is a wonderful opportunity in Newnan.

Key facts

• Private half bath
• Updated cabinetry
• New roof

Tags

• NEW ROOF
• UPDATED CABINETRY
• PRIVATE HALF BATH
• LEVEL PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Near schools; Near shopping

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Public sewer; Electricity (110 volts); Natural gas available; Electricity available; Sewer available; Water available
• Home design: One-level home; Brick exterior on all sides; Composition roof; Resale condition; Brick/mortar foundation
• Construction: Brick 4 sides construction; Composition roof; Brick/mortar foundation
• Exterior features: Private yard; Rain gutters; Patio; Paved road access

Interior

• Kitchen: White cabinets; Eat-in kitchen; Range hood
• Bedrooms: Four bedrooms with the master on the main level
• Flooring: Luxury vinyl flooring; Tile flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Crown molding; Other interior details
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/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 $197k (1.6% below list).
• Recommended offer: $197k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.8% in Newnan — 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 66/100 on livability (#184 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, employment B; Watch: crime F, 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.
• Zoned schools: Ruth Hill Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 376 students, 71% FRL); Smokey Road Middle School (math 21% / reading 33%, grade F, #271 of 470 statewide, top 60%, 595 students, 60% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL) — zoned schools average 57% FRL vs 37% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 529 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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, 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 $196,805 (1.6% below list)

Questions for the listing agent

1. Built in 1979 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.98% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $300,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Center Ct	0.09mi	3/1.0 (-1)	1,508 (+4%)	8mo	$145,000	$96	76
106 Sunset Ln	0.16mi	3/2.0 (-1)	1,325 (-9%)	2mo	$240,000	$181	69
16 Hamilton Bohannon Dr	0.31mi	3/1.0 (-1)	1,387 (-4%)	5mo	$173,400	$125	67
169 Washington St	0.19mi	3/2.0 (-1)	1,628 (+12%)	9mo	$250,000	$154	56
25 Westgate Park Dr	0.63mi	3/2.0 (-1)	1,400 (-3%)	4mo	$230,000	$164	55
17 Waverly Cir	0.58mi	3/2.0 (-1)	1,384 (-5%)	7mo	$290,000	$210	53
218 Arlington Ct	0.71mi	3/2.0 (-1)	1,400 (-3%)	4mo	$299,900	$214	51
37 Powell Pl	0.75mi	3/2.5 (-1)	1,488 (+3%)	7mo	$420,000	$282	46
183 Arlington Ct	0.74mi	3/2.0 (-1)	1,346 (-7%)	2mo	$246,500	$183	45
13 Midland Park Way	0.58mi	3/2.0 (-1)	1,236 (-15%)	0mo	$260,000	$210	41
35 Pine Grove Cir	0.62mi	3/2.0 (-1)	1,260 (-13%)	6mo	$265,000	$210	37
37 Westgate Park Ln	0.63mi	3/2.0 (-1)	1,232 (-15%)	2mo	$255,000	$207	37

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,160
• Equity at exit: $29,821

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $10,327
• Equity at exit: $17,292

Cash invested: $56,000 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 529
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $291

Break-even live

Break-even rent $1,599

Max offer price $200,000

Occupancy floor 80%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Domineck St Newnan, GA	3.0	2.0	1218	$1,800	$1.48	5d	1	0.26mi
54 Virginia Heights Dr Newnan, GA	3.0	2.0	1214	$1,945	$1.60	17d	1	0.42mi
42 Westgate Park Ln Newnan, GA	3.0	1.0	1075	$1,350	$1.26	43d	1	0.46mi
6 Georgian Dr Newnan, GA	3.0	2.0	1444	$1,875	$1.30	24d	1	0.57mi
39 Fairview Dr Newnan, GA	3.0	2.0	1460	$2,005	$1.37	43d	1	0.82mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,695	$1.78	24d	1	0.92mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,695	$1.78	15d	1	0.92mi
33 Heery Rd Newnan, GA	3.0	1.0	1325	$1,774	$1.34	2d	1	1.00mi
9 Heery Rd Newnan, GA	3.0	1.5	1350	$1,750	$1.30	43d	1	1.01mi
39 Willow Dr Newnan, GA	3.0	1.0	950	$2,500	$2.63	3d	1	1.03mi
77 Spence Ave Newnan, GA	3.0	1.0	1008	$1,400	$1.39	43d	1	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $200,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark

   Show marketing remark (1203 chars)

   Look no further because this is the one! Welcome home to this elegant 4 bedroom, 1.5 bathroom ranch nestled in a fantastic Newnan location. The charming curb appeal welcomes you with a classic white exterior and new roof, offering both timeless appeal and added peace of mind. Step inside to a sun-filled living room featuring beautiful LVP flooring and a comfortable layout designed for everyday living. The kitchen has been thoughtfully updated with new cabinetry, a cozy eating area, and convenient access to the laundry room. The seller will also add kitchen appliances with an acceptable offer, making this home even more move-in ready. The primary suite features its own private half bath, while the full hall bathroom provides functionality for all bedrooms. One of the secondary bedrooms offers an impressive amount of space, providing flexibility for guests, a home office, or additional living needs. Step outside to enjoy the level, private backyard, offering the perfect setting for kids and pets to play, outdoor gatherings, or simply relaxing in your own peaceful retreat. With its charming appeal, functional layout, and desirable location, this home is a wonderful opportunity in Newnan.

3. 2026-06-16
   listed $200,000 Active 1 DOM

   Show marketing remark (1203 chars)

   Look no further because this is the one! Welcome home to this elegant 4 bedroom, 1.5 bathroom ranch nestled in a fantastic Newnan location. The charming curb appeal welcomes you with a classic white exterior and new roof, offering both timeless appeal and added peace of mind. Step inside to a sun-filled living room featuring beautiful LVP flooring and a comfortable layout designed for everyday living. The kitchen has been thoughtfully updated with new cabinetry, a cozy eating area, and convenient access to the laundry room. The seller will also add kitchen appliances with an acceptable offer, making this home even more move-in ready. The primary suite features its own private half bath, while the full hall bathroom provides functionality for all bedrooms. One of the secondary bedrooms offers an impressive amount of space, providing flexibility for guests, a home office, or additional living needs. Step outside to enjoy the level, private backyard, offering the perfect setting for kids and pets to play, outdoor gatherings, or simply relaxing in your own peaceful retreat. With its charming appeal, functional layout, and desirable location, this home is a wonderful opportunity in Newnan.

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$264/yr (+$22/mo · 16.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $23,617
• − Mortgage interest: −$11,203
• − Property taxes: −$1,576
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$5,818
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $3,437/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 — Newnan

• Score: 66/100
• State rank: #184
• US rank: #11578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newnan, GA
• County: Coweta County · 148,589 people
• City population: 101,637
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 61,695
• Household income: $78,992
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1320.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 25% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Indo-European 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: ▼ -131.23%
• Current HPI: 249.0207
• Rent YoY: ▲ 2.87%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $200,000 GAMLS
• 2026-06-16 Listed $200,000 FMLS

Property tax history

+5.6%/yr

Latest (2025): $1,576 · +3.3% YoY. Source: county tax records.