4 Cottonwood Cir · Tyrone, GA 30277

$179,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 25 Days on market

Built 1989 0.83 ac lot $150/sqft · 10% below area Est $200k · 10% under

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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 +27.8/30.0
• ARV discount +12.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peace & tranquility on over an acre wooded lot. In cul-de-sac. New carpet & linoleum, master w/ his/hers vanities; garden tub w/new tile & bead board. Fenced backyard. All appliances stay incl washer/dryer. Great to start or slow down.

Key facts

• Over an acre
• Private cul-de-sac
• Wooded property

Tags

• PRIVATE CUL-DE-SAC
• OVER AN ACRE
• WOODED PROPERTY
• KITCHEN AND DINING AREA
• AMPLE STORAGE
• BUILT-IN DETAILS

Property features AI

Finance

• Other: Lot size approximately 0.83 acres; Located in the Peachtree Farms subdivision; Property listed As Is
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Well water; Septic tank; Electricity available; Phone available; Propane available; Water available
• Home design: Manufactured home / single family residence; One story; Resale property
• Construction: Built in 1989; Composition roof; Other construction materials; Outbuilding, shed(s), and workshop on site
• Exterior features: Water feature on the property; Back yard with chain link fencing; Cul-de-sac lot

Interior

• Kitchen: Breakfast area; Dishwasher; Refrigerator; Gas/electric range not specified
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Separate shower; Soaking tub; Dining room and living room combined; Breakfast area; Family room; Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry in hall and common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.5% in Tyrone — 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 79/100 on livability (#13 in GA, #2,017 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: 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: Thomas Crossroads Elementary School (math 62% / reading 57%, grade B-, #130 of 1,228 statewide, top 11%, 396 students, 25% FRL); Blake Bass Middle School (903 students, 26% FRL); Northgate High School (math 43% / reading 48%, grade D-, #45 of 424 statewide, top 10%, 1,970 students, 22% FRL).
• Zoned-school proficiency averages 52% at this address vs 40% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Coweta County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 166 active listings in the ZIP; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $85k; list at $180k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $200,000
• List price: $179,900
• Delta: -10.05%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Sweetbriar Ct	0.30mi	3/2.0	1,288 (+7%)	22mo	$137,500	$107	55
18 Peachtree Lake Dr	0.12mi	3/2.0	1,025 (-15%)	20mo	$155,500	$152	54

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $5,729
• Equity at exit: $26,824

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $49,763
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $548

Break-even live

Break-even rent $1,404

Max offer price $179,900

Occupancy floor 69%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $179,900 Active 25 DOM
2. 2026-06-17
   days on market $179,900 Active 24 DOM
3. 2026-06-16
   days on market $179,900 Active 23 DOM
4. 2026-06-15
   days on market $179,900 Active 22 DOM
5. 2026-06-13
   days on market $179,900 Active 20 DOM
6. 2026-06-09
   statusdays on market $179,900 Active 16 DOM
7. 2026-06-08
   days on market $179,900 Back On Market 15 DOM
8. 2026-06-07
   statusdays on market $179,900 Back On Market 14 DOM
9. 2026-05-01
   listed $179,900 New 1012-char remark
10. 2008-08-18
    soldstatus $85,000
11. 2008-04-08
    soldstatus $85,000 247-char remark

    Show marketing remark (247 chars)

    Peace & tranquility on over an acre wooded lot. In cul-de-sac. New carpet & linoleum, master w/ his/hers vanities; garden tub w/new tile & bead board. Fenced backyard. All appliances stay incl washer/dryer. Great to start or slow down.

12. 2007-10-25
    listed $100,000 247-char remark

    Show marketing remark (247 chars)

    Peace & tranquility on over an acre wooded lot. In cul-de-sac. New carpet & linoleum, master w/ his/hers vanities; garden tub w/new tile & bead board. Fenced backyard. All appliances stay incl washer/dryer. Great to start or slow down.

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$563/yr (+$47/mo · 51.5%)

ⓘ 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 ≥104°F today · 18 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: $25,183
• − Mortgage interest: −$10,077
• − Property taxes: −$1,092
• − Insurance: −$900
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$5,233
• Taxable income: $3,851
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $5,657/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 — Tyrone

• Score: 79/100
• State rank: #13
• US rank: #2017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 9,083
• 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

+79.9% since first listed

6 events — show timeline

• 2026-06-06 Relisted — GAMLS
• 2026-05-21 Pending — GAMLS
• 2026-05-01 Listed $179,900 GAMLS
• 2008-08-18 Sold (Public Records) $85,000 Public Records
• 2008-04-08 Sold (MLS) $85,000 FMLS
• 2007-10-25 Listed $100,000 FMLS

Property tax history

+2.3%/yr

Latest (2025): $1,092 · +59.5% YoY. Source: county tax records.