130 Bob White Ln · East Newnan, GA 30263

$85,000

2 bd · 2.0 ba · 1,215 sqft · SingleFamily · 3 Days on market

Built 2022 Good condition Est $84k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.9/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this beautifully maintained 2-bedroom, 2-bath home in the desirable Coweta Hills community. This move-in-ready home features an open floor plan, spacious bedrooms and a bright kitchen with a large breakfast bar, abundant cabinet space, and matching black appliances. Enjoy relaxing on the front porch with your morning cup of coffee or watching the sunset. A storage building is included for your tools and other storage items. Community amenities include a swimming pool, playground, dog park, and green spaces. Conveniently located less than 5 minutes from I-85, shopping, restaurants, and hospitals, and only 30 minutes from Hartsfield-Jackson Atlanta International Airport. Monthly lot rent of $948 applies and is paid to the community. Lot rent is not included in the purchase price.

Key facts

• Bright kitchen
• Open floor plan
• Large breakfast bar

Tags

• OPEN FLOOR PLAN
• BRIGHT KITCHEN
• LARGE BREAKFAST BAR
• ABUNDANT CABINET SPACE
• MATCHING BLACK APPLIANCES
• FRONT PORCH

Property features AI

Finance

• HOA & community: Community playground; Community pool

Exterior

• Parking: Two parking spaces total; Parking pad; On-street parking; Open parking available
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Phone available; Water available
• Home design: One-story home; Resale property; Other body type
• Construction: Shingle roof; Other construction materials
• Exterior features: Front porch; Shed(s); Other exterior features

Interior

• Kitchen: Kitchen island; Breakfast bar; Dishwasher; Electric range; Microwave
• Bedrooms: Two main-level bedrooms
• Flooring: Luxury vinyl; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with shower-only configuration
• Heating & cooling: Central air; Other heating
• Interior features: Open concept dining area; View from kitchen to family room; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 15.6% vs local median 2.6% in East 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 48/100 on livability (#590 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities 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); 529 active listings in the ZIP; 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 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 $85,000

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.23%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $83,835
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Bob White Ln	0.12mi	2/2.0	1,242 (+2%)	9mo	$84,900	$68	83
9 Meadow View St	0.20mi	2/2.0	1,300 (+7%)	8mo	$91,400	$70	72
28 Redwood Cir	0.06mi	2/2.0	1,344 (+11%)	11mo	$75,000	$56	70
50 Meadow View St	0.06mi	3/2.0 (+1)	1,296 (+7%)	13mo	$90,000	$69	70
145 Willow Drive Dr E	0.04mi	3/2.0 (+1)	1,296 (+7%)	22mo	$95,000	$73	64

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $28,023
• Equity at exit: $12,674

10-year hold

• IRR: 35.7%
• Equity multiple: 4.27×
• Total profit: $77,709
• Equity at exit: $7,349

Cash invested: $23,800 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 529
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $659

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 53%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $85,000 Active 3 DOM
2. 2026-06-17
   days on market $85,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (805 chars)

   Welcome Home to this beautifully maintained 2-bedroom, 2-bath home in the desirable Coweta Hills community. This move-in-ready home features an open floor plan, spacious bedrooms and a bright kitchen with a large breakfast bar, abundant cabinet space, and matching black appliances. Enjoy relaxing on the front porch with your morning cup of coffee or watching the sunset. A storage building is included for your tools and other storage items. Community amenities include a swimming pool, playground, dog park, and green spaces. Conveniently located less than 5 minutes from I-85, shopping, restaurants, and hospitals, and only 30 minutes from Hartsfield-Jackson Atlanta International Airport. Monthly lot rent of $948 applies and is paid to the community. Lot rent is not included in the purchase price.

4. 2026-06-15
   listed $85,000 Active 1 DOM

   Show marketing remark (805 chars)

   Welcome Home to this beautifully maintained 2-bedroom, 2-bath home in the desirable Coweta Hills community. This move-in-ready home features an open floor plan, spacious bedrooms and a bright kitchen with a large breakfast bar, abundant cabinet space, and matching black appliances. Enjoy relaxing on the front porch with your morning cup of coffee or watching the sunset. A storage building is included for your tools and other storage items. Community amenities include a swimming pool, playground, dog park, and green spaces. Conveniently located less than 5 minutes from I-85, shopping, restaurants, and hospitals, and only 30 minutes from Hartsfield-Jackson Atlanta International Airport. Monthly lot rent of $948 applies and is paid to the community. Lot rent is not included in the purchase price.

ⓘ 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: $18,934
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,473
• Taxable income: $6,971
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $6,236/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 Cosmetic rehab

This move-in-ready home in the Coweta Hills community features an open floor plan, spacious bedrooms, and a bright kitchen with a large breakfast bar. The home is in good condition with minimal repairs needed and offers high ROI through updates that can increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the flooring in the bedrooms — Newer 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 enhance convenience and add value to the home.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bedrooms — Newer 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 enhance convenience and add value to the home. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — East Newnan

• Score: 48/100
• State rank: #590
• US rank: #26037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• 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

• 2026-06-15 Listed $85,000 GAMLS
• 2026-06-15 Listed $85,000 FMLS