26 Hillandale St · Newnan, GA 30263

$95,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 90 Days on market

Manufactured home Built 2020 Good condition $63/sqft · at area comps Est $100k · at est.

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.1

Listing remarks MLS

Welcome home to this absolutely charming 3-bedroom, 2-bath manufactured residence, where comfort meets contemporary style in a beautifully maintained, move-in-ready space. From the moment you step inside, you'll be greeted by an inviting open floor plan filled with abundant natural light, creating a bright and airy atmosphere perfect for both everyday living and entertaining. This thoughtfully designed home offers easy, ultra low-maintenance living, ideal for those seeking simplicity without sacrificing style. The modern kitchen comes fully equipped with all-electric appliances-including a washer and dryer-making your transition seamless and stress-free. The spacious primary suite serves as a private retreat, featuring a large walk-in closet and a luxurious en-suite bath complete with a relaxing soaking tub and a separate, oversized shower. Two additional bedrooms provide flexibility for guests, a home office, or hobbies. Nestled in a quiet, well-kept neighborhood, residents enjoy access to fantastic community amenities, including a playground, sparkling pool, and a dedicated dog park-perfect for both relaxation and recreation. Location is key, and this home delivers. Conveniently situated near I-85, you'll have easy access to downtown Newnan, local churches, Piedmont Hospital, and all that Atlanta-including the airport-has to offer. This delightful home truly offers the perfect blend of comfort, convenience, and carefree living-don't miss your opportunity to make it yours! *Only the house is being sold. The lot is leased.

Key facts

• Open floor plan
• Soaking tub
• Walk in closet

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• ALL ELECTRIC APPLIANCES
• WALK IN CLOSET
• EN SUITE BATH
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: Moreland Elementary School (math 52% / reading 47%, grade D, #264 of 1,228 statewide, top 23%, 547 students, 38% FRL); East Coweta Middle School (math 36% / reading 43%, grade F, #147 of 470 statewide, top 33%, 795 students, 32% FRL); East Coweta High School (math 22% / reading 38%, grade F, #135 of 424 statewide, top 32%, 3,212 students, 30% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 690 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $657 of loan paydown is wiped out by about $3k 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 + 2.9% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $99,611
• List price: $95,000
• Delta: -4.63%
• 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
15 Meadowview St	0.22mi	3/2.0	1,424 (-6%)	7mo	$102,000	$72	74
49 Beaver Run Rd	0.21mi	3/2.0	1,620 (+7%)	6mo	$101,000	$62	73
131 Bob White Ln	0.15mi	3/2.0	1,404 (-7%)	11mo	$101,111	$72	72
48 Pinecrest Dr	0.26mi	3/2.0	1,400 (-7%)	8mo	$70,000	$50	69
53 Beaver Run Rd	0.22mi	2/2.0 (-1)	1,680 (+11%)	4mo	$93,000	$55	63
28 Redwood Cir	0.09mi	2/2.0 (-1)	1,344 (-11%)	13mo	$75,000	$56	62
50 Meadow View St	0.09mi	3/2.0	1,296 (-14%)	15mo	$90,000	$69	60
41 Bob White Ln	0.15mi	2/2.0 (-1)	1,242 (-18%)	11mo	$84,900	$68	54
9 Meadow View St	0.23mi	2/2.0 (-1)	1,300 (-14%)	10mo	$91,400	$70	53
40 Yeager Ct	1.01mi	3/2.0	1,206 (-20%)	2mo	$268,000	$222	38
20 Bent Tree Ct	1.35mi	3/3.0	1,806 (+19%)	2mo	$395,000	$219	34
68 E Cole St	1.49mi	4/2.5 (+1)	1,856 (+23%)	13mo	$299,900	$162	22

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: 25.2%
• Equity multiple: 2.04×
• Total profit: $27,616
• Equity at exit: $14,165

10-year hold

• IRR: 32.8%
• Equity multiple: 3.97×
• Total profit: $78,881
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $85,000 ($66/sqft)
• Median days on market: 43 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: -0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 690
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $678

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 55%

Sensitivity live

Price	-10% $744	-5% $711	+0% $678	+5% $646	+10% $613
Rent	-10% $545	-5% $612	+0% $678	+5% $745	+10% $812
Rate	-1.0pp $726	-0.5pp $703	base $678	+0.5pp $654	+1.0pp $629

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1473 Highway 16 E Newnan, GA	2.0	1.0	1458	$1,695	$1.16	2d	1	1.03mi
241 Bur Oak Bnd Newnan, GA	4.0	2.0	1776	$2,500	$1.41	10d	1	1.26mi
257 Bur Oak Bnd Newnan, GA	3.0–5.0	2.0–3.0	1989	$2,368	$1.19	0d	9	1.28mi
49 Lauritsen Way Newnan, GA	3.0	2.5	1749	$2,400	$1.37	27d	1	1.47mi
58 Lauritsen Way Newnan, GA	3.0	2.5	1985	$2,171	$1.09	0d	1	1.48mi

Property features AI

Finance

• Other: Asphalt/paved roadsDirections: Use GPS; Exit 41 off I-85, west on Hwy 27, then Hwy 16; left onto HillandaleCounty: Coweta, GA
• HOA & community: Annual association feeCommunity amenities: clubhouse, dog park, playground, pool

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public waterPublic sewerCable availableElectricity availablePhone availableUnderground utilitiesWater availableSewer available
• Home design: One-level homeVinyl sidingResale conditionOther body type
• Construction: Built on block foundationComposition/shingle roof with ridge vents
• Exterior features: Storage shed(s)Additional storageCovered front porch

Interior

• Kitchen: Breakfast barWhite cabinetsEat-in kitchenLaminate countersKitchen open to family roomDishwasherElectric rangeSelf-cleaning ovenRefrigerator
• Bedrooms: Master on mainOversized masterSplit bedroom plan3 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathroomsMaster bath with separate tub and shower and a soaking tub2 bathrooms on the main level
• Heating & cooling: Central heating (forced air)Electric heatingCentral air conditioningCeiling fansElectric HVAC components (110V and 220V)
• Interior features: BookcasesHigh-speed internet availableLow-flow plumbing fixturesRecessed lightingWalk-in closetsDouble-pane windowsNo shared/common walls
• Laundry & utility: Main-level laundry roomElectric dryer hookupWasherDryerElectric water heater

Listing history 50 events

1. 2026-08-08
   remarks 699-char remark
2. 2026-08-08
   days on marketlisting id $95,000 Active 90 DOM
3. 2026-08-06
   days on market $95,000 Active 91 DOM
4. 2026-08-05
   days on market $95,000 Active 90 DOM
5. 2026-08-04
   days on market $95,000 Active 89 DOM
6. 2026-08-03
   days on market $95,000 Active 88 DOM
7. 2026-07-31
   days on market $95,000 Active 85 DOM
8. 2026-07-30
   days on market $95,000 Active 83 DOM
9. 2026-07-28
   days on market $95,000 Active 82 DOM
10. 2026-07-26
    days on market $95,000 Active 80 DOM
11. 2026-07-24
    days on market $95,000 Active 78 DOM
12. 2026-07-23
    days on market $95,000 Active 77 DOM
13. 2026-07-22
    days on market $95,000 Active 76 DOM
14. 2026-07-21
    days on market $95,000 Active 75 DOM
15. 2026-07-20
    days on market $95,000 Active 74 DOM
16. 2026-07-18
    days on market $95,000 Active 72 DOM
17. 2026-07-18
    days on market $95,000 Active 71 DOM
18. 2026-07-16
    days on market $95,000 Active 70 DOM
19. 2026-07-15
    days on market $95,000 Active 69 DOM
20. 2026-07-14
    days on market $95,000 Active 68 DOM
21. 2026-07-13
    days on market $95,000 Active 67 DOM
22. 2026-07-13
    days on market $95,000 Active 66 DOM
23. 2026-07-11
    days on market $95,000 Active 65 DOM
24. 2026-07-10
    days on market $95,000 Active 64 DOM
25. 2026-07-09
    days on market $95,000 Active 63 DOM
26. 2026-07-07
    days on market $95,000 Active 61 DOM
27. 2026-07-06
    days on market $95,000 Active 60 DOM
28. 2026-07-06
    days on market $95,000 Active 59 DOM
29. 2026-07-05
    days on market $95,000 Active 58 DOM
30. 2026-07-03
    days on market $95,000 Active 57 DOM
31. 2026-07-02
    days on market $95,000 Active 56 DOM
32. 2026-07-01
    days on market $95,000 Active 55 DOM
33. 2026-06-30
    days on market $95,000 Active 54 DOM
34. 2026-06-29
    days on market $95,000 Active 53 DOM
35. 2026-06-28
    days on market $95,000 Active 52 DOM
36. 2026-06-27
    days on market $95,000 Active 51 DOM
37. 2026-06-26
    days on market $95,000 Active 50 DOM
38. 2026-06-24
    days on market $95,000 Active 48 DOM
39. 2026-06-22
    days on market $95,000 Active 46 DOM
40. 2026-06-21
    days on market $95,000 Active 45 DOM
41. 2026-06-18
    days on market $95,000 Active 42 DOM
42. 2026-06-17
    days on market $95,000 Active 41 DOM
43. 2026-06-16
    days on market $95,000 Active 40 DOM
44. 2026-06-15
    days on market $95,000 Active 39 DOM
45. 2026-06-13
    days on market $95,000 Active 37 DOM
46. 2026-06-09
    days on market $95,000 Active 33 DOM
47. 2026-06-08
    days on market $95,000 Active 32 DOM
48. 2026-06-07
    days on market $95,000 Active 31 DOM
49. 2026-06-04
    days on market $95,000 Active 28 DOM
50. 2026-06-03
    days on market $95,000 Active 27 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,277
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$2,764
• Taxable income: $7,047
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $6,449/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready manufactured home offers a good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, flooring, and landscaping. The home is in good condition and ready for a new owner or renter.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Moreland Elementary School D GA #264/1,228 Nat'l #12,785/41,679 Middle East Coweta Middle School F GA #147/470 Nat'l #6,151/14,009 High East Coweta High School F GA #135/424 Nat'l #10,947/17,239

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

C Composite livability gradescore 66/100

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

• County: Coweta County · 162,063 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: 12% of renters

---

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

Property features AI

Finance

• Other: Asphalt/paved roadsDirections: Use GPS; Exit 41 off I-85, west on Hwy 27, then Hwy 16; left onto HillandaleCounty: Coweta, GA
• HOA & community: Annual association feeCommunity amenities: clubhouse, dog park, playground, pool

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public waterPublic sewerCable availableElectricity availablePhone availableUnderground utilitiesWater availableSewer available
• Home design: One-level homeVinyl sidingResale conditionOther body type
• Construction: Built on block foundationComposition/shingle roof with ridge vents
• Exterior features: Storage shed(s)Additional storageCovered front porch

Interior

• Kitchen: Breakfast barWhite cabinetsEat-in kitchenLaminate countersKitchen open to family roomDishwasherElectric rangeSelf-cleaning ovenRefrigerator
• Bedrooms: Master on mainOversized masterSplit bedroom plan3 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathroomsMaster bath with separate tub and shower and a soaking tub2 bathrooms on the main level
• Heating & cooling: Central heating (forced air)Electric heatingCentral air conditioningCeiling fansElectric HVAC components (110V and 220V)
• Interior features: BookcasesHigh-speed internet availableLow-flow plumbing fixturesRecessed lightingWalk-in closetsDouble-pane windowsNo shared/common walls
• Laundry & utility: Main-level laundry roomElectric dryer hookupWasherDryerElectric water heater

Price history

+4423.8% since first listed

13 events — show timeline

• 2026-05-28 Price Changed $95,000 GAMLS
• 2026-05-28 Relisted — GAMLS
• 2026-05-28 Price Changed $95,000 FMLS
• 2026-05-27 Relisted — FMLS
• 2026-05-20 Delisted — GAMLS
• 2026-04-29 Listed $102,000 FMLS
• 2026-04-29 Listed $102,000 GAMLS
• 2024-10-09 Rental Removed $1,890 RENT.
• 2024-09-17 Price Changed $1,890 RENT.
• 2024-09-13 Price Changed $1,980 RENT.
• 2024-09-13 Price Changed $2,100 RENT.
• 2024-09-07 Price Changed $1,980 RENT.
• 2024-08-21 Listed for Rent $2,100 RENT.