96 Bob White Ln · Newnan, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 6/10 · Moderate
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.0/10.0
- Condition / age +4.0/5.0
- Livability +3.3/5.0
- Rent growth +3.2/5.0
- Appreciation +0.0/10.0
$79,000
96 Bob White Ln · Newnan, GA 30263
2 bd · 2.0 ba · 1,242 sqft · SingleFamily
· 60 Days on market
Built 2017
$64/sqft
· 19% below area
Est $97k · 19% under
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome home to this beautifully updated 2-bedroom, 2-bath home in Coweta Hills subdivision offering comfort, convenience, and value. Recent updates include LVP flooring throughout, new appliances, refreshed cabinetry, and updated quartz countertops in the kitchen, creating a move-in-ready space you'll love. Enjoy the added privacy of green space bordering one side of the property, providing a peaceful setting for outdoor relaxation in the yard or on the front porch. The community features a swimming pool and playground for residents to enjoy. Conveniently located near shopping, restaurants, hospitals, and easy interstate access, this home makes commuting and daily errands a breeze.
Key facts
- Green space
- Swimming pool
- Lvp flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath single-family listed at $79k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $705 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $79k).
- Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
- Cap rate 17.0% 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; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 60 days — a 3% lower offer ($77k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$76,630
(3.0% below list)
Questions for the listing agent
- It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 2.00% ✓
- Cap rate
- 16.99%
- Cash-on-cash
- 38.22%
- DSCR
- 2.70
- GRM
- 4.2
CMA / ARV
- ARV (median comp)
- $97,150
- List price
- $79,000
- Delta
- -18.68%
- Verdict
- UNDERPRICED
- Comps
- 18 within 1.0 mi
Show comp detail 8 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 41 Bob White Ln | 0.10mi | 2/2.0 | 1,242 (0%) | 11mo | $84,900 | $68 | 86 |
| 9 Meadow View St | 0.17mi | 2/2.0 | 1,300 (+5%) | 10mo | $91,400 | $70 | 76 |
| 28 Redwood Cir | 0.05mi | 2/2.0 | 1,344 (+8%) | 13mo | $75,000 | $56 | 74 |
| 50 Meadow View St | 0.05mi | 3/2.0 (+1) | 1,296 (+4%) | 15mo | $90,000 | $69 | 73 |
| 145 Willow Drive Dr E | 0.10mi | 3/2.0 (+1) | 1,296 (+4%) | 23mo | $95,000 | $73 | 64 |
| 131 Bob White Ln | 0.11mi | 3/2.0 (+1) | 1,404 (+13%) | 11mo | $101,111 | $72 | 59 |
| 48 Pinecrest Dr | 0.20mi | 3/2.0 (+1) | 1,400 (+13%) | 8mo | $70,000 | $50 | 58 |
| 15 Meadowview St | 0.16mi | 3/2.0 (+1) | 1,424 (+15%) | 7mo | $102,000 | $72 | 57 |
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
- 34.2%
- Equity multiple
- 2.44×
- Total profit
- $31,888
- Equity at exit
- $11,779
10-year hold
- IRR
- 41.0%
- Equity multiple
- 4.83×
- Total profit
- $84,798
- Equity at exit
- $6,830
Cash invested: $22,120 (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.
Active competition Active MLS
- For sale now
- 8 active
- Median asking
- $97,000 ($69/sqft)
- Median days on market
- 55 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +13.7% above 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
- 4.2×
Monthly cashflow live
↻
- Estimated rent
- $1,583 medium interval (Pro) →
- Mortgage (P&I)
- −$414
- Tax est. 1.5%
- −$99 /mo · $1,185/yr
- Insurance
- −$33
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$332
- Net cashflow
- $705
Break-even live
Break-even rent
$691
Max offer price
$79,000
Occupancy floor
50%
Sensitivity live
| Price | -10% $759 | -5% $732 | +0% $705 | +5% $677 | +10% $650 |
|---|---|---|---|---|---|
| Rent | -10% $579 | -5% $642 | +0% $705 | +5% $767 | +10% $830 |
| Rate | -1.0pp $744 | -0.5pp $725 | base $705 | +0.5pp $684 | +1.0pp $663 |
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
- $19,750
- Closing costs
- $2,370
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 1 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 | 1.14mi |
Property features AI
Finance
- Other
- Listing accepts cash and conventional financing
- HOA & community
- Community association presentAssociation covers grounds maintenance, management fee, and swimming amenitiesCommunity features include a pool and playground
Exterior
- Parking
- Open parking with a parking pad
- Utilities
- Public waterPublic sewerElectricity availableHigh-speed internet availableCable availableSewer connectedWater available
- Home design
- Manufactured single-family homeManufactured house structureResale propertyBuilt in 2017
- Construction
- Vinyl sidingComposition roofBuilt in 2017
- Exterior features
- PorchNo notable lot features listedLocated in a land-lease community
Interior
- Kitchen
- DishwasherMicrowaveRefrigeratorElectric water heater
- Bedrooms
- Two bedrooms on the main level
- Flooring
- Laminate flooring
- Bathrooms
- Two full bathrooms on the main level
- Heating & cooling
- Central heating (electric)Central air conditioningCeiling fans
- Interior features
- One-level livingPublic records list 1,242 finished square feetNo basementOther room types
- Laundry & utility
- Washer and dryer includedLaundry located in kitchen in a laundry closet
Listing history 47 events
-
2026-08-08days on market $79,000 Active 60 DOM
-
2026-08-06days on market $79,000 Active 58 DOM
-
2026-08-05days on market $79,000 Active 57 DOM
-
2026-08-04days on market $79,000 Active 56 DOM
-
2026-08-03days on market $79,000 Active 55 DOM
-
2026-07-31statusdays on market $79,000 Active 52 DOM
-
2026-07-30days on market $79,000 Price Change 50 DOM
-
2026-07-28pricestatusdays on market $79,000 Price Change 49 DOM
-
2026-07-26days on market $84,000 Active 47 DOM
-
2026-07-24days on market $84,000 Active 45 DOM
-
2026-07-23days on market $84,000 Active 44 DOM
-
2026-07-22days on market $84,000 Active 43 DOM
-
2026-07-21days on market $84,000 Active 42 DOM
-
2026-07-20days on market $84,000 Active 41 DOM
-
2026-07-18days on market $84,000 Active 39 DOM
-
2026-07-18days on market $84,000 Active 38 DOM
-
2026-07-16days on market $84,000 Active 37 DOM
-
2026-07-15days on market $84,000 Active 36 DOM
-
2026-07-14days on market $84,000 Active 35 DOM
-
2026-07-13days on market $84,000 Active 34 DOM
-
2026-07-13days on market $84,000 Active 33 DOM
-
2026-07-11days on market $84,000 Active 32 DOM
-
2026-07-10days on market $84,000 Active 31 DOM
-
2026-07-09days on market $84,000 Active 30 DOM
-
2026-07-07days on market $84,000 Active 28 DOM
-
2026-07-06days on market $84,000 Active 27 DOM
-
2026-07-06days on market $84,000 Active 26 DOM
-
2026-07-05days on market $84,000 Active 25 DOM
-
2026-07-03days on market $84,000 Active 24 DOM
-
2026-07-03status $84,000 Active 23 DOM
-
2026-07-02days on market $84,000 Price Change 23 DOM
-
2026-07-01days on market $84,000 Price Change 22 DOM
-
2026-06-30pricestatus $84,000 Price Change 21 DOM
-
2026-06-30days on market $87,500 Active 21 DOM
-
2026-06-29days on market $87,500 Active 20 DOM
-
2026-06-28days on market $87,500 Active 19 DOM
-
2026-06-27days on market $87,500 Active 18 DOM
-
2026-06-26days on market $87,500 Active 17 DOM
-
2026-06-24statusdays on market $87,500 Active 15 DOM
-
2026-06-22days on market $87,500 New 13 DOM
-
2026-06-21days on market $87,500 New 12 DOM
-
2026-06-18days on market $87,500 New 9 DOM
-
2026-06-17days on market $87,500 New 8 DOM
-
2026-06-16days on market $87,500 New 7 DOM
-
2026-06-15days on market $87,500 New 6 DOM
-
2026-06-13remarks 699-char remark
-
2026-06-13$87,500 New 4 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 3/10 Moderate
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,995
- − Mortgage interest
- −$4,425
- − Property taxes
- −$1,185
- − Insurance
- −$395
- − Repairs & maintenance
- −$1,520
- − Management
- −$1,520
- − Depreciation
- −$2,298
- Taxable income
- $7,652
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,837
- After-tax cash flow
- $6,618/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
80/100
Cosmetic rehab
Est. rehab $6,210–$18,630 screening
This home is in good condition with recent updates, making it a move-in-ready property with good resale and rental potential.
Value-add opportunities
- Resale Paint exterior — Fresh paint can enhance curb appeal and home value ↑
- Rental Clean gutters — Clean gutters improve drainage and prevent water damage ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
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
- 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 |
|
||
Price history
-4.0% since first listed2 events — show timeline
- 2026-06-30 Price Changed $84,000 GAMLS
- 2026-06-10 Listed $87,500 GAMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…