507 Gordon St · Bremen, GA 30110

$235,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 73 Days on market

Built 1956 0.40 ac lot $146/sqft · 10% below area Est $260k · 10% under

---

Why this score? — see what drove the F 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).

• ARV discount +11.8/15.0
• Schools +5.9/10.0
• Cash flow +5.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bathroom Raised Ranch nestled in the heart of Bremen City Limits! This home offers the perfect blend of comfort and convenience with single-level living and timeless features throughout. Spacious sunroom filled with natural light. Hardwood floors, Cozy kitchen and dining area perfect for everyday living. Large Private yard ideal for relaxing or entertaining. Carport and Out Building. Located just minutes from schools, shopping, and downtown Bremen.

Key facts

• Out building
• Large private yard
• Carport

Tags

• RAISED RANCH
• SPACIOUS SUNROOM
• LARGE PRIVATE YARD
• CARPORT
• OUT BUILDING
• MINUTES FROM SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (40.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (45.8% below list).
• Recommended offer: $127k (45.8% below list) — sets the bar for 1% rule.

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: 148 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 73 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $49k; list at $235k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $127,417 (45.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.87%
• DSCR: 0.56
• GRM: 15.4

CMA / ARV

• ARV (median comp): $260,086
• List price: $235,000
• Delta: -9.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Marchman St	0.41mi	3/2.0	1,456 (-10%)	0mo	$285,000	$196	64
113 Sharp St	0.44mi	3/2.5	1,528 (-5%)	11mo	$299,900	$196	59
80 C W Smith Cir	0.60mi	3/2.0	1,544 (-4%)	7mo	$290,000	$188	59
609 Watson Dr	0.49mi	3/2.0	1,645 (+2%)	18mo	$284,000	$173	59
311 Kensington Cir	0.75mi	3/2.0	1,579 (-2%)	4mo	$365,000	$231	58
104 Eaves Rd	0.55mi	4/2.0 (+1)	1,710 (+6%)	3mo	$270,000	$158	57
119 Sharp St	0.44mi	4/2.0 (+1)	1,510 (-6%)	14mo	$270,000	$179	52
306 Church St	0.65mi	4/2.0 (+1)	1,608 (-0%)	16mo	$260,000	$162	51
321 Fern St	0.52mi	3/2.0	1,525 (-6%)	22mo	$299,900	$197	48
214 Gordon St	0.74mi	3/1.0	1,484 (-8%)	1mo	$235,000	$158	47
12 C W Smith Cir	0.47mi	4/1.0 (+1)	1,400 (-13%)	3mo	$200,000	$143	45
241 Price St	0.73mi	3/2.0	1,416 (-12%)	20mo	$256,000	$181	28

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: -34.0%
• Equity multiple: -0.10×
• Total profit: $-72,574
• Equity at exit: $35,039

10-year hold

• IRR: -43.0%
• Equity multiple: -0.64×
• Total profit: $-107,688
• Equity at exit: $20,319

Cash invested: $65,800 (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: 148
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-541

Break-even live

Break-even rent $1,959

Max offer price $139,405

Occupancy floor —

Sensitivity live

Price	-10% $-408	-5% $-475	+0% $-541	+5% $-608	+10% $-674
Rent	-10% $-642	-5% $-591	+0% $-541	+5% $-491	+10% $-440
Rate	-1.0pp $-423	-0.5pp $-481	base $-541	+0.5pp $-602	+1.0pp $-664

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	45d	1	0.64mi
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	2d	1	0.86mi
409 Tallapoosa St Bremen, GA	2.0	1.5	1050	$1,295	$1.23	0d	1	1.26mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,375	$1.26	0d	1	1.27mi

Listing history 23 events

1. 2026-06-01
   days on market $235,000 Active 73 DOM
2. 2026-05-31
   days on market $235,000 Active 72 DOM
3. 2026-03-06
   listed $235,000 Active 465-char remark

   Show marketing remark (465 chars)

   3 bedroom, 2 bathroom Raised Ranch nestled in the heart of Bremen City Limits! This home offers the perfect blend of comfort and convenience with single-level living and timeless features throughout. Spacious sunroom filled with natural light. Hardwood floors, Cozy kitchen and dining area perfect for everyday living. Large Private yard ideal for relaxing or entertaining. Carport and Out Building. Located just minutes from schools, shopping, and downtown Bremen.

4. 2026-03-01
   listed $235,000 New 465-char remark

   Show marketing remark (465 chars)

   3 bedroom, 2 bathroom Raised Ranch nestled in the heart of Bremen City Limits! This home offers the perfect blend of comfort and convenience with single-level living and timeless features throughout. Spacious sunroom filled with natural light. Hardwood floors, Cozy kitchen and dining area perfect for everyday living. Large Private yard ideal for relaxing or entertaining. Carport and Out Building. Located just minutes from schools, shopping, and downtown Bremen.

5. 2020-01-31
   historical
6. 2019-12-19
   price $225,000
7. 2019-11-12
   listed $235,000 New
8. 2019-11-11
   historical
9. 2019-11-08
   listed $235,000 New
10. 2014-11-06
    price $49,900
11. 2013-01-07
    price $49,900
12. 2013-01-07
    historical
13. 2012-12-31
    soldstatus $49,400
14. 2012-12-28
    soldstatus $49,900 Sold
15. 2012-12-28
    price $54,900
16. 2012-12-28
    soldstatus $49,900 Sold
17. 2012-11-30
    status Pending
18. 2012-11-30
    historical
19. 2012-11-07
    price $54,900
20. 2012-10-19
    price $54,900
21. 2012-10-19
    price $54,900 Reduced
22. 2012-10-08
    listed $59,900 Active
23. 2012-10-08
    listed $59,900 New

ⓘ 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: $2,609 · $217/mo
• Projected year-2 tax: $2,609 · $217/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 3/10 Moderate
• 🌡 Heat 5/10 Major 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,290
• − Mortgage interest: −$13,164
• − Property taxes: −$2,609
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$6,836
• Taxable loss: −$10,941
• Est. tax savings @ 24.0%: +$2,626
• After-tax cash flow: $-3,868/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

+292.3% since first listed

21 events — show timeline

• 2026-03-06 Listed $235,000 FMLS
• 2026-03-01 Listed $235,000 GAMLS
• 2020-01-31 Listing Removed — GAMLS
• 2019-12-19 Price Changed $225,000 GAMLS
• 2019-11-12 Listed $235,000 GAMLS
• 2019-11-11 Listing Removed — GAMLS
• 2019-11-08 Listed $235,000 GAMLS
• 2014-11-06 Price Changed $49,900 GAMLS
• 2013-01-07 Price Changed $49,900 FMLS
• 2013-01-07 Listing Removed — FMLS
• 2012-12-31 Sold (Public Records) $49,400 Public Records
• 2012-12-28 Sold (MLS) $49,900 GAMLS
• 2012-12-28 Sold (MLS) $49,900 FMLS
• 2012-12-28 Price Changed $54,900 FMLS
• 2012-11-30 Pending — FMLS
• 2012-11-30 Listing Removed — GAMLS
• 2012-11-07 Price Changed $54,900 GAMLS
• 2012-10-19 Price Changed $54,900 FMLS
• 2012-10-19 Price Changed $54,900 GAMLS
• 2012-10-08 Listed $59,900 FMLS
• 2012-10-08 Listed $59,900 GAMLS

Property tax history

+14.4%/yr

Latest (2025): $2,609 · +104.7% YoY. Source: county tax records.