202 Bryan St · Bremen, GA 30110

$249,900

2 bd · 1.5 ba · 1,294 sqft · SingleFamily · 16 Days on market

Built 1967 Good condition 0.39 ac lot Est $254k · at est.

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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).

• ARV discount +8.2/15.0
• Schools +5.9/10.0
• Cash flow +4.2/30.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this charming cottage nestled within the city limits of Bremen. This inviting 2-bedroom, 1.5-bath home blends small-town comfort with country charm. Inside, you'll find a welcoming open-concept layout and a beautiful kitchen featuring granite countertops, stylish cabinetry, and ample space for cooking and gathering. Enjoy morning coffee or unwind in the evening on the screened-in porch. Conveniently located in town and just minutes from I-20, this delightful home offers the perfect combination of comfort, charm, and accessibility.

Key facts

• Screened-in porch
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• SCREENED-IN PORCH

Property features AI

Finance

• HOA & community: Near schools; Near shopping

Exterior

• Parking: Two total parking spaces; Parking at kitchen level
• Utilities: Public water; Public sewer; Electric service available; Cable available
• Home design: Single-story home; Fee simple ownership
• Construction: Vinyl siding exterior; Composition roof; Block foundation; Resale condition
• Exterior features: Back yard fencing; Enclosed patio/side porch; Other exterior features

Interior

• Kitchen: Country-style kitchen; Dishwasher
• Bedrooms: Two main-level bedrooms; Primary bedroom on main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Open floorplan; No shared/common walls
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-678 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (39.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (46.8% below list).
• Recommended offer: $133k (46.8% 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.
• Zoned schools: Bremen Middle School (math 75% / reading 72%, grade A, #9 of 470 statewide, top 2%, 509 students, 14% FRL); Bremen High School (math 52% / reading 57%, grade C-, #21 of 424 statewide, top 5%, 749 students, 15% FRL).
• Market conditions: 148 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $132,833 (46.8% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.53% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.62%
• DSCR: 0.48
• GRM: 15.7

CMA / ARV

• ARV (on-the-fly): $253,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Sewell Rd	0.39mi	3/1.0 (+1)	1,294 (0%)	6mo	$160,000	$124	70
130 Sharp St	0.22mi	3/3.0 (+1)	1,350 (+4%)	10mo	$298,000	$221	63
214 Gordon St	0.19mi	3/1.0 (+1)	1,484 (+15%)	1mo	$235,000	$158	59
117 Marchman St	0.31mi	3/2.0 (+1)	1,456 (+12%)	0mo	$285,000	$196	58
241 Price St	0.09mi	3/2.0 (+1)	1,416 (+9%)	20mo	$256,000	$181	56
317 Lakeview Dr	0.66mi	2/1.0	1,356 (+5%)	4mo	$110,000	$81	56
109 Edwards St	0.72mi	3/2.0 (+1)	1,288 (-0%)	10mo	$199,000	$155	51
325 Lakeview Dr	0.73mi	2/2.0	1,268 (-2%)	12mo	$270,000	$213	50
542 Waddell St	0.57mi	3/2.0 (+1)	1,434 (+11%)	5mo	$289,900	$202	45
519 Hickory St	0.59mi	3/2.0 (+1)	1,172 (-9%)	10mo	$215,000	$183	41
140 Robinson Ave	0.71mi	3/2.0 (+1)	1,227 (-5%)	16mo	$250,000	$204	38
318 Kensington Cir	0.28mi	3/2.5 (+1)	1,479 (+14%)	23mo	$300,000	$203	35

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: -37.6%
• Equity multiple: -0.20×
• Total profit: $-83,633
• Equity at exit: $37,261

10-year hold

• IRR: -55.0%
• Equity multiple: -0.83×
• Total profit: $-128,317
• Equity at exit: $21,607

Cash invested: $69,972 (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: 15.7×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-678

Break-even live

Break-even rent $2,186

Max offer price $151,847

Occupancy floor —

Sensitivity live

Price	-10% $-505	-5% $-591	+0% $-678	+5% $-764	+10% $-850
Rent	-10% $-783	-5% $-730	+0% $-678	+5% $-625	+10% $-573
Rate	-1.0pp $-552	-0.5pp $-614	base $-678	+0.5pp $-742	+1.0pp $-808

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	2d	1	0.14mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	44d	1	0.51mi
409 Tallapoosa St Bremen, GA	2.0	1.5	1050	$1,295	$1.23	0d	1	0.53mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,275	$1.17	0d	1	0.55mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	0d	1	1.20mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	2d	1	1.20mi
804 Highway 27 N Bremen, GA	2.0	1.5	1044	$1,595	$1.53	0d	1	1.24mi

Listing history 10 events

1. 2026-06-21
   days on market $249,900 Active 16 DOM
2. 2026-06-18
   days on market $249,900 Active 13 DOM
3. 2026-06-17
   days on market $249,900 Active 12 DOM
4. 2026-06-16
   days on market $249,900 Active 11 DOM
5. 2026-06-15
   days on market $249,900 Active 10 DOM
6. 2026-06-13
   days on market $249,900 Active 8 DOM
7. 2026-06-09
   days on market $249,900 Active 4 DOM
8. 2026-06-08
   days on market $249,900 Active 3 DOM
9. 2026-06-07
   remarks 546-char remark
10. 2026-06-07
    listed $249,900 Active 2 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 4/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,940
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$7,270
• Taxable loss: −$12,877
• Est. tax savings @ 24.0%: +$3,090
• After-tax cash flow: $-5,041/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 · 13 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom, 1.5-bath home in Bremen, GA is in good condition with cosmetic updates needed for a fresh look and increased value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and value
• Both Replace ceiling fans — Modernize and improve airflow

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Fresh carpet improves comfort and value ↑
• Both Replace ceiling fans — Modernize and improve airflow ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-24 Listed $249,900 FMLS