96 Bob White Ln · Newnan, GA 30263

$78,000

2 bd · 2.0 ba · 1,242 sqft · SingleFamily · 106 Days on market

Built 2017 Good condition $63/sqft · 20% below area Est $97k · 20% under ↓ 4% since listing

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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
• 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

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

• UPDATED QUARTZ COUNTERTOPS
• LVP FLOORING
• GREEN SPACE
• SWIMMING POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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); 856 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 $539 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 106 days — a 9% lower offer ($71k) 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 $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.02% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.85%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $96,960
• List price: $78,000
• Delta: -19.55%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 7 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%)	12mo	$84,900	$68	85
9 Meadow View St	0.17mi	2/2.0	1,300 (+5%)	11mo	$91,400	$70	75
28 Redwood Cir	0.05mi	2/2.0	1,344 (+8%)	14mo	$75,000	$56	72
50 Meadow View St	0.05mi	3/2.0 (+1)	1,296 (+4%)	16mo	$90,000	$69	72
131 Bob White Ln	0.11mi	3/2.0 (+1)	1,404 (+13%)	13mo	$101,111	$72	58
48 Pinecrest Dr	0.20mi	3/2.0 (+1)	1,400 (+13%)	9mo	$70,000	$50	57
15 Meadowview St	0.16mi	3/2.0 (+1)	1,424 (+15%)	9mo	$102,000	$72	56

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: 34.9%
• Equity multiple: 2.47×
• Total profit: $32,210
• Equity at exit: $11,630

10-year hold

• IRR: 41.6%
• Equity multiple: 4.91×
• Total profit: $85,286
• Equity at exit: $6,744

Cash invested: $21,840 (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: 10 active
• Median asking: $89,950 ($64/sqft)
• Median days on market: 85 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +22.4% 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: 856
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $707

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 50%

Sensitivity live

Price	-10% $761	-5% $734	+0% $707	+5% $680	+10% $653
Rent	-10% $582	-5% $645	+0% $707	+5% $769	+10% $832
Rate	-1.0pp $746	-0.5pp $727	base $707	+0.5pp $687	+1.0pp $666

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: $19,500
• Closing costs: $2,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	49d	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 50 events

1. 2026-09-23
   days on market $78,000 Active 106 DOM
2. 2026-09-22
   days on market $78,000 Active 105 DOM
3. 2026-09-21
   days on market $78,000 Active 104 DOM
4. 2026-09-20
   days on market $78,000 Active 103 DOM
5. 2026-09-19
   days on market $78,000 Active 102 DOM
6. 2026-09-18
   days on market $78,000 Active 101 DOM
7. 2026-09-17
   days on market $78,000 Active 100 DOM
8. 2026-09-16
   days on market $78,000 Active 99 DOM
9. 2026-09-15
   days on market $78,000 Active 98 DOM
10. 2026-09-14
    days on market $78,000 Active 97 DOM
11. 2026-09-13
    days on market $78,000 Active 96 DOM
12. 2026-09-12
    days on market $78,000 Active 95 DOM
13. 2026-09-11
    statusdays on market $78,000 Active 94 DOM
14. 2026-09-06
    pricestatus $78,000 Price Change 88 DOM
15. 2026-09-05
    days on market $79,000 Active 88 DOM
16. 2026-09-04
    days on market $79,000 Active 87 DOM
17. 2026-09-03
    days on market $79,000 Active 86 DOM
18. 2026-08-31
    days on market $79,000 Active 83 DOM
19. 2026-08-29
    days on market $79,000 Active 81 DOM
20. 2026-08-28
    days on market $79,000 Active 80 DOM
21. 2026-08-27
    days on market $79,000 Active 79 DOM
22. 2026-08-26
    days on market $79,000 Active 78 DOM
23. 2026-08-25
    days on market $79,000 Active 77 DOM
24. 2026-08-24
    days on market $79,000 Active 76 DOM
25. 2026-08-23
    days on market $79,000 Active 75 DOM
26. 2026-08-22
    days on market $79,000 Active 74 DOM
27. 2026-08-21
    days on market $79,000 Active 73 DOM
28. 2026-08-20
    days on market $79,000 Active 72 DOM
29. 2026-08-19
    days on market $79,000 Active 71 DOM
30. 2026-08-18
    days on market $79,000 Active 70 DOM
31. 2026-08-17
    days on market $79,000 Active 69 DOM
32. 2026-08-16
    days on market $79,000 Active 68 DOM
33. 2026-08-15
    days on market $79,000 Active 67 DOM
34. 2026-08-14
    days on market $79,000 Active 66 DOM
35. 2026-08-13
    days on market $79,000 Active 65 DOM
36. 2026-08-12
    days on market $79,000 Active 64 DOM
37. 2026-08-11
    days on market $79,000 Active 63 DOM
38. 2026-08-10
    days on market $79,000 Active 62 DOM
39. 2026-08-09
    days on market $79,000 Active 61 DOM
40. 2026-08-08
    days on market $79,000 Active 60 DOM
41. 2026-08-06
    days on market $79,000 Active 58 DOM
42. 2026-08-05
    days on market $79,000 Active 57 DOM
43. 2026-08-04
    days on market $79,000 Active 56 DOM
44. 2026-08-03
    days on market $79,000 Active 55 DOM
45. 2026-07-31
    statusdays on market $79,000 Active 52 DOM
46. 2026-07-30
    days on market $79,000 Price Change 50 DOM
47. 2026-07-28
    pricestatusdays on market $79,000 Price Change 49 DOM
48. 2026-07-26
    days on market $84,000 Active 47 DOM
49. 2026-07-24
    days on market $84,000 Active 45 DOM
50. 2026-07-23
    days on market $84,000 Active 44 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

Taxation est. · year 1

• Rental income: $18,928
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$2,269
• Taxable income: $7,701
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,636/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 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: 30.9% rent · 69.1% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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: 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

Price history

-4.0% since first listed

2 events — show timeline

• 2026-06-30 Price Changed $84,000 GAMLS
• 2026-06-10 Listed $87,500 GAMLS