366 Tallapoosa East Church Rd · Buchanan, GA 30113

$89,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 88 Days on market

Built 1960 0.98 ac lot $53/sqft · 64% below area ↓ 26% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

Key facts

• 0.98 acre lot
• Built 1960
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.9% in Buchanan — 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 (#262 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $31k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.37% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.72%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (median comp): $245,073
• List price: $89,000
• Delta: -63.68%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 Tallapoosa East Church Rd	0.00mi	3/2.0	1,664 (0%)	0mo	$70,000	$42	100
443 Tallapoosa East Church Rd	0.14mi	4/2.0 (+1)	1,622 (-2%)	8mo	$270,000	$166	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.73×
• Total profit: $67,988
• Equity at exit: $80,178

10-year hold

• IRR: 30.3%
• Equity multiple: 8.42×
• Total profit: $184,988
• Equity at exit: $172,907

Cash invested: $24,920 (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 30113

• Home prices YoY: 18.9%
• Active inventory: 58
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$153 /mo · $1,830/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $306

Break-even live

Break-even rent $831

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $356	-5% $331	+0% $306	+5% $281	+10% $255
Rent	-10% $210	-5% $258	+0% $306	+5% $354	+10% $402
Rate	-1.0pp $351	-0.5pp $328	base $306	+0.5pp $283	+1.0pp $259

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-19
   price $89,000 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

2. 2026-05-19
   price $89,000 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

3. 2026-03-16
   price $99,000 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

4. 2026-03-16
   price $99,000 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

5. 2026-02-22
   listed $120,000 Active 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

6. 2026-02-22
   listed $120,000 New 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

7. 2026-02-21
   historical $120,000 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

8. 2026-02-21
   historical $120,000 532-char remark

   Show marketing remark (532 chars)

   Great investment opportunity in Haralson County! This 3 bedroom, 2 bath home offers 1,664 square feet of living space on a spacious 1-acre lot. The home is in need of a complete renovation but has strong potential for those looking to restore and add value. With plenty of interior space and outdoor room, it could be transformed into a rental, flip, or personal residence. Property is being sold AS-IS, cash only. **All information deemed reliable but not guaranteed and should be independently verified by buyer and buyer's agent.

9. 2025-09-24
   status Active
10. 2025-09-24
    historical
11. 2025-09-01
    status Under Contract
12. 2025-09-01
    status Pending
13. 2025-08-29
    historical
14. 2025-08-26
    listed $120,000 Active
15. 2025-08-26
    listed $120,000 New
16. 2011-06-09
    soldstatus $120,000

ⓘ 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: $1,830 · $153/mo
• Projected year-2 tax: $1,830 · $153/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,614
• − Mortgage interest: −$4,985
• − Property taxes: −$1,830
• − Insurance: −$445
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,589
• Taxable income: $2,426
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,087/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 of 174 in GA

Livability — Buchanan

• Score: 64/100
• State rank: #262
• US rank: #14273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,939

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 2% Iranian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 63.46%
• Current HPI: 398.2621
• 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

-25.8% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $89,000 GAMLS
• 2026-05-19 Price Changed $89,000 FMLS
• 2026-03-16 Price Changed $99,000 GAMLS
• 2026-03-16 Price Changed $99,000 FMLS
• 2026-02-22 Listed $120,000 FMLS
• 2026-02-22 Listed $120,000 GAMLS
• 2026-02-21 Coming Soon $120,000 GAMLS
• 2026-02-21 Coming Soon $120,000 FMLS
• 2025-09-24 Relisted — FMLS
• 2025-09-24 Listing Removed — FMLS
• 2025-09-01 Pending — GAMLS
• 2025-09-01 Pending — FMLS
• 2025-08-29 Listing Removed — GAMLS
• 2025-08-26 Listed $120,000 GAMLS
• 2025-08-26 Listed $120,000 FMLS
• 2011-06-09 Sold (Public Records) $120,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,830 · +121.1% YoY. Source: county tax records.