96 Bob White Ln · Newnan, GA 30263

$69,500

2 bd · 2.0 ba · 1,242 sqft · SingleFamily · 152 Days on market

Built 2017 Good condition $56/sqft · 28% below area Est $97k · 28% under ↓ 4% since listing

---

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, playground and dog park for residents to enjoy.

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 $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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); 1007 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 $481 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($61k) 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.28% ✓
• Cap rate: 19.60%
• Cash-on-cash: 47.54%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $96,855
• List price: $69,500
• Delta: -28.24%
• 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%)	14mo	$84,900	$68	84
9 Meadow View St	0.17mi	2/2.0	1,300 (+5%)	13mo	$91,400	$70	74
28 Redwood Cir	0.05mi	2/2.0	1,344 (+8%)	16mo	$75,000	$56	71
50 Meadow View St	0.05mi	3/2.0 (+1)	1,296 (+4%)	18mo	$90,000	$69	71
131 Bob White Ln	0.11mi	3/2.0 (+1)	1,404 (+13%)	14mo	$101,111	$72	56
48 Pinecrest Dr	0.20mi	3/2.0 (+1)	1,400 (+13%)	11mo	$70,000	$50	56
15 Meadowview St	0.16mi	3/2.0 (+1)	1,424 (+15%)	10mo	$102,000	$72	55

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: 44.8%
• Equity multiple: 2.94×
• Total profit: $37,658
• Equity at exit: $10,363

10-year hold

• IRR: 50.7%
• Equity multiple: 5.90×
• Total profit: $95,271
• Equity at exit: $6,009

Cash invested: $19,460 (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 · 3 under contract
• Median asking: $92,400 ($65/sqft)
• Median days on market: 96 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +19.9% 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: 1007
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $771

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 46%

Sensitivity live

Price	-10% $819	-5% $795	+0% $771	+5% $747	+10% $723
Rent	-10% $646	-5% $708	+0% $771	+5% $834	+10% $896
Rate	-1.0pp $806	-0.5pp $789	base $771	+0.5pp $753	+1.0pp $735

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: $17,375
• Closing costs: $2,085
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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. 2026-11-08
   days on market $69,500 Active 152 DOM
2. 2026-11-07
   days on market $69,500 Active 151 DOM
3. 2026-11-06
   days on market $69,500 Active 150 DOM
4. 2026-11-05
   days on market $69,500 Active 149 DOM
5. 2026-11-04
   days on market $69,500 Active 148 DOM
6. 2026-11-02
   statusdays on market $69,500 Active 146 DOM
7. 2026-11-01
   days on market $69,500 Price Change 145 DOM
8. 2026-10-31
   days on market $69,500 Price Change 144 DOM
9. 2026-10-30
   pricestatusdays on market $69,500 Price Change 143 DOM
10. 2026-10-29
    days on market $69,900 Active 142 DOM
11. 2026-10-28
    days on market $69,900 Active 141 DOM
12. 2026-10-27
    days on market $69,900 Active 140 DOM
13. 2026-10-26
    days on market $69,900 Active 139 DOM
14. 2026-10-26
    days on market $69,900 Active 138 DOM
15. 2026-10-24
    days on market $69,900 Active 137 DOM
16. 2026-10-23
    days on market $69,900 Active 136 DOM
17. 2026-10-22
    days on market $69,900 Active 135 DOM
18. 2026-10-21
    days on market $69,900 Active 134 DOM
19. 2026-10-20
    days on market $69,900 Active 133 DOM
20. 2026-10-19
    days on market $69,900 Active 132 DOM
21. 2026-10-18
    days on market $69,900 Active 131 DOM
22. 2026-10-17
    days on market $69,900 Active 130 DOM
23. 2026-10-16
    days on market $69,900 Active 129 DOM
24. 2026-10-15
    days on market $69,900 Active 128 DOM
25. 2026-10-14
    days on market $69,900 Active 127 DOM
26. 2026-10-13
    days on market $69,900 Active 126 DOM
27. 2026-10-12
    days on market $69,900 Active 125 DOM
28. 2026-10-11
    days on market $69,900 Active 124 DOM
29. 2026-10-10
    days on market $69,900 Active 123 DOM
30. 2026-10-09
    days on market $69,900 Active 122 DOM
31. 2026-10-08
    statusdays on market $69,900 Active 121 DOM
32. 2026-10-07
    days on market $69,900 Price Change 120 DOM
33. 2026-10-06
    days on market $69,900 Price Change 119 DOM
34. 2026-10-05
    pricestatus $69,900 Price Change 118 DOM
35. 2026-10-05
    days on market $78,000 Active 118 DOM
36. 2026-10-04
    days on market $78,000 Active 117 DOM
37. 2026-10-04
    days on market $78,000 Active 116 DOM
38. 2026-10-02
    days on market $78,000 Active 115 DOM
39. 2026-10-01
    days on market $78,000 Active 114 DOM
40. 2026-09-30
    days on market $78,000 Active 113 DOM
41. 2026-09-29
    days on market $78,000 Active 112 DOM
42. 2026-09-28
    days on market $78,000 Active 111 DOM
43. 2026-09-27
    days on market $78,000 Active 110 DOM
44. 2026-09-26
    days on market $78,000 Active 109 DOM
45. 2026-09-25
    days on market $78,000 Active 108 DOM
46. 2026-09-24
    days on market $78,000 Active 107 DOM
47. 2026-09-23
    days on market $78,000 Active 106 DOM
48. 2026-09-22
    days on market $78,000 Active 105 DOM
49. 2026-09-21
    days on market $78,000 Active 104 DOM
50. 2026-09-20
    days on market $78,000 Active 103 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: $19,007
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$2,022
• Taxable income: $8,661
• Est. tax owed @ 24.0%: −$2,079
• After-tax cash flow: $7,173/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

---

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%
• 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

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