434 Georgia Ave N · Bremen, GA 30110

$289,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 65 Days on market

Built 1958 7,840 sqft lot $265/sqft · 57% above area Est $209k · 39% over

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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).

• Schools +5.9/10.0
• Cash flow +4.2/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated Home in Bremen City Limits! -this beautifully updated 3-bedroom, 2-bath home offers approximately 1,236 heated square feet and has been completely remodeled on the interior with modern finishes throughout. Home has city sewer & city water, also Bremen city school system. The brand-new kitchen features custom cabinetry, all-new stainless steel appliances, and a clean, modern design perfect for everyday living and entertaining. New LVP flooring runs throughout the home, and both bathrooms have been fully renovated with updated fixtures and stylish tile work. The property also includes a detached garage at the rear, along with two large additional storage rooms-ideal for a workshop, storage, or hobby space. A new survey is on file for added convenience. Located within Bremen city limits and just minutes from Bremen City Schools and the downtown area, this home offers both quality updates and a highly desirable location.

Key facts

• 7,840 sq ft lot
• Built 1958
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-790 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (48.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (56.9% below list).
• Recommended offer: $125k (56.9% 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; 8 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 $9k 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 65 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $50k; list at $290k implies a 474% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,928 (56.9% 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 65 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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: 0.43% ✗
• Cap rate: 3.02%
• Cash-on-cash: -11.67%
• DSCR: 0.48
• GRM: 19.3

CMA / ARV

• ARV (median comp): $208,730
• List price: $289,900
• Delta: 38.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Hickory St	0.27mi	3/2.0	1,172 (+7%)	10mo	$215,000	$183	63
515 Gordon St	0.27mi	2/1.0 (-1)	985 (-10%)	4mo	$195,000	$198	62
115 Bryan St W	0.52mi	3/1.0	1,086 (-0%)	16mo	$198,000	$182	61
223 Gordon St	0.56mi	2/1.5 (-1)	1,080 (-1%)	6mo	$187,650	$174	60
207 Lakeview Dr	0.30mi	2/2.0 (-1)	1,080 (-1%)	21mo	$228,000	$211	58
111 Marchman St	0.30mi	2/2.0 (-1)	1,034 (-5%)	14mo	$203,000	$196	57
208 Waddell St	0.53mi	3/1.0	1,050 (-4%)	16mo	$221,500	$211	56
623 Mcpherson St	0.45mi	3/2.0	1,236 (+13%)	13mo	$283,112	$229	42

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: -37.8%
• Equity multiple: -0.20×
• Total profit: $-97,384
• Equity at exit: $43,225

10-year hold

• IRR: -56.4%
• Equity multiple: -0.85×
• Total profit: $-150,044
• Equity at exit: $25,065

Cash invested: $81,172 (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: 19.3×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-790

Break-even live

Break-even rent $2,249

Max offer price $150,421

Occupancy floor —

Sensitivity live

Price	-10% $-625	-5% $-708	+0% $-790	+5% $-872	+10% $-954
Rent	-10% $-888	-5% $-839	+0% $-790	+5% $-740	+10% $-691
Rate	-1.0pp $-644	-0.5pp $-716	base $-790	+0.5pp $-865	+1.0pp $-941

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Marchman St Bremen, GA	2.0	1.0	775	$1,000	$1.29	45d	1	0.35mi
243 N Georgia Ave Apt A Bremen, GA	2.0	1.0	700	$2,300	$3.29	45d	1	0.45mi
243 N Georgia Ave Apt C Bremen, GA	2.0	1.0	700	$2,600	$3.71	0d	1	0.45mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	45d	1	0.47mi
804 Highway 27 N Bremen, GA	2.0	1.5	1044	$1,595	$1.53	0d	1	0.77mi
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	2d	1	0.77mi
409 Tallapoosa St Bremen, GA	2.0	1.5	1050	$1,295	$1.23	0d	1	1.18mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,375	$1.26	0d	1	1.20mi

Listing history 18 events

1. 2026-06-21
   days on market $289,900 Active 65 DOM
2. 2026-06-18
   days on market $289,900 Active 62 DOM
3. 2026-06-17
   days on market $289,900 Active 61 DOM
4. 2026-06-16
   days on market $289,900 Active 60 DOM
5. 2026-06-15
   days on market $289,900 Active 59 DOM
6. 2026-06-13
   days on market $289,900 Active 57 DOM
7. 2026-06-09
   days on market $289,900 Active 53 DOM
8. 2026-06-08
   days on market $289,900 Active 52 DOM
9. 2026-06-07
   days on market $289,900 Active 51 DOM
10. 2026-06-04
    days on market $289,900 Active 48 DOM
11. 2026-06-03
    days on market $289,900 Active 47 DOM
12. 2026-06-02
    days on market $289,900 Active 46 DOM
13. 2026-06-01
    days on market $289,900 Active 45 DOM
14. 2026-05-31
    days on market $289,900 Active 44 DOM
15. 2026-04-17
    listed $289,900 New 965-char remark

    Show marketing remark (965 chars)

    Fully Renovated Home in Bremen City Limits! -this beautifully updated 3-bedroom, 2-bath home offers approximately 1,236 heated square feet and has been completely remodeled on the interior with modern finishes throughout. Home has city sewer & city water, also Bremen city school system. The brand-new kitchen features custom cabinetry, all-new stainless steel appliances, and a clean, modern design perfect for everyday living and entertaining. New LVP flooring runs throughout the home, and both bathrooms have been fully renovated with updated fixtures and stylish tile work. The property also includes a detached garage at the rear, along with two large additional storage rooms-ideal for a workshop, storage, or hobby space. A new survey is on file for added convenience. Located within Bremen city limits and just minutes from Bremen City Schools and the downtown area, this home offers both quality updates and a highly desirable location.

16. 2026-04-17
    listed $289,900 Active 965-char remark

    Show marketing remark (965 chars)

    Fully Renovated Home in Bremen City Limits! -this beautifully updated 3-bedroom, 2-bath home offers approximately 1,236 heated square feet and has been completely remodeled on the interior with modern finishes throughout. Home has city sewer & city water, also Bremen city school system. The brand-new kitchen features custom cabinetry, all-new stainless steel appliances, and a clean, modern design perfect for everyday living and entertaining. New LVP flooring runs throughout the home, and both bathrooms have been fully renovated with updated fixtures and stylish tile work. The property also includes a detached garage at the rear, along with two large additional storage rooms-ideal for a workshop, storage, or hobby space. A new survey is on file for added convenience. Located within Bremen city limits and just minutes from Bremen City Schools and the downtown area, this home offers both quality updates and a highly desirable location.

17. 2001-03-30
    soldstatus $50,500
18. 1999-02-26
    soldstatus $19,800

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$1,042/yr (+$87/mo · 64.1%)

ⓘ 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 4/10 Moderate 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: $14,991
• − Mortgage interest: −$16,239
• − Property taxes: −$1,625
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$8,433
• Taxable loss: −$15,154
• Est. tax savings @ 24.0%: +$3,637
• After-tax cash flow: $-5,838/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

+1364.1% since first listed

4 events — show timeline

• 2026-04-17 Listed $289,900 FMLS
• 2026-04-17 Listed $289,900 GAMLS
• 2001-03-30 Sold (Public Records) $50,500 Public Records
• 1999-02-26 Sold (Public Records) $19,800 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,625 · +182.4% YoY. Source: county tax records.