1201 Sid Hunter Rd · Turin, GA 30276

$289,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 78 Days on market

Built 1990 2.94 ac lot $242/sqft · at area comps Est $303k · at est.

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +9.4/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Serious Seller, REASONABLE Offers will be considered! Unique Senoia Opportunity! Nearly 3 private acres, NO HOA, and a stunning 2-story barn with endless potential-all located in a USDA-eligible area offering the POSSIBILTY of 100% financing for those who QUALIFY! This 3-bedroom, 2-bath site-built Ranch home is tucked into a peaceful, wooded setting just minutes from downtown Senoia. Inside, vaulted ceilings create an open, airy feel in the main living area, complemented by a roommate-style floorplan and three comfortably sized bedrooms. Step outside to a spacious deck overlooking the trees-perfect for relaxing, entertaining, or simply enjoying the quiet surroundings. A long driveway leads you in, offering both privacy and plenty of parking. The standout feature? An impressive two-story barn with a concrete lower level and upstairs loft-ideal for a workshop, studio, storage, or even future guest space. The property is connected to public water and also includes a private well, perfect for gardening, animals, or additional outdoor use. Conveniently located just 12 minutes to Downtown Senoia, 20 minutes to Ashley Park, and approximately 40 minutes to Hartsfield-Jackson Atlanta International Airport, this property offers the perfect balance of peaceful country living and accessibility. Whether you're looking for space to spread out, room for hobbies or animals, or a private retreat with potential, this one is full of opportunity. Don't miss it!

Key facts

• Usda eligible area
• Almost 3 acres
• 2 story barn

Tags

• ALMOST 3 ACRES
• 2 STORY BARN
• USDA ELIGIBLE AREA
• WOODED SETTING
• SPACIOUS DECK
• LONG DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-14 ($-166/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (25.6% below list).
• Recommended offer: $216k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.4% in Turin — 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 60/100 on livability (#360 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools 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.
• Market conditions: 273 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,778 (25.6% 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 78 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $302,652
• List price: $289,900
• Delta: -4.21%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Apache Pointe Dr	0.14mi	3/2.0	1,262 (+5%)	16mo	$295,000	$234	71
148 Apache Pt	0.32mi	3/2.0	1,092 (-9%)	4mo	$310,000	$284	67

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-47,998
• Equity at exit: $43,225

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-43,506
• 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 30276

• Home prices YoY: -23.3%
• Active inventory: 273
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,158 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-14

Break-even live

Break-even rent $2,175

Max offer price $287,462

Occupancy floor 96%

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: —

Listing history 33 events

1. 2026-06-18
   days on market $289,900 Active 78 DOM
2. 2026-06-17
   days on market $289,900 Active 77 DOM
3. 2026-06-16
   days on market $289,900 Active 76 DOM
4. 2026-06-16
   status $289,900 Active 75 DOM
5. 2026-06-15
   days on market $289,900 Price Change 75 DOM
6. 2026-06-13
   pricedays on market $289,900 Price Change 73 DOM
7. 2026-06-09
   days on market $299,900 Price Change 69 DOM
8. 2026-06-08
   pricestatusdays on market $299,900 Price Change 68 DOM
9. 2026-06-07
   days on market $315,000 Active 67 DOM
10. 2026-06-04
    days on market $315,000 Active 64 DOM
11. 2026-06-03
    days on market $315,000 Active 63 DOM
12. 2026-06-02
    days on market $315,000 Active 62 DOM
13. 2026-06-01
    days on market $315,000 Active 61 DOM
14. 2026-05-31
    days on market $315,000 Active 60 DOM
15. 2026-05-18
    price $315,000 1468-char remark

    Show marketing remark (1468 chars)

    Serious Seller, REASONABLE Offers will be considered! Unique Senoia Opportunity! Nearly 3 private acres, NO HOA, and a stunning 2-story barn with endless potential-all located in a USDA-eligible area offering the POSSIBILTY of 100% financing for those who QUALIFY! This 3-bedroom, 2-bath site-built Ranch home is tucked into a peaceful, wooded setting just minutes from downtown Senoia. Inside, vaulted ceilings create an open, airy feel in the main living area, complemented by a roommate-style floorplan and three comfortably sized bedrooms. Step outside to a spacious deck overlooking the trees-perfect for relaxing, entertaining, or simply enjoying the quiet surroundings. A long driveway leads you in, offering both privacy and plenty of parking. The standout feature? An impressive two-story barn with a concrete lower level and upstairs loft-ideal for a workshop, studio, storage, or even future guest space. The property is connected to public water and also includes a private well, perfect for gardening, animals, or additional outdoor use. Conveniently located just 12 minutes to Downtown Senoia, 20 minutes to Ashley Park, and approximately 40 minutes to Hartsfield-Jackson Atlanta International Airport, this property offers the perfect balance of peaceful country living and accessibility. Whether you're looking for space to spread out, room for hobbies or animals, or a private retreat with potential, this one is full of opportunity. Don't miss it!

16. 2026-04-01
    listed $319,900 New 1468-char remark

    Show marketing remark (1468 chars)

    Serious Seller, REASONABLE Offers will be considered! Unique Senoia Opportunity! Nearly 3 private acres, NO HOA, and a stunning 2-story barn with endless potential-all located in a USDA-eligible area offering the POSSIBILTY of 100% financing for those who QUALIFY! This 3-bedroom, 2-bath site-built Ranch home is tucked into a peaceful, wooded setting just minutes from downtown Senoia. Inside, vaulted ceilings create an open, airy feel in the main living area, complemented by a roommate-style floorplan and three comfortably sized bedrooms. Step outside to a spacious deck overlooking the trees-perfect for relaxing, entertaining, or simply enjoying the quiet surroundings. A long driveway leads you in, offering both privacy and plenty of parking. The standout feature? An impressive two-story barn with a concrete lower level and upstairs loft-ideal for a workshop, studio, storage, or even future guest space. The property is connected to public water and also includes a private well, perfect for gardening, animals, or additional outdoor use. Conveniently located just 12 minutes to Downtown Senoia, 20 minutes to Ashley Park, and approximately 40 minutes to Hartsfield-Jackson Atlanta International Airport, this property offers the perfect balance of peaceful country living and accessibility. Whether you're looking for space to spread out, room for hobbies or animals, or a private retreat with potential, this one is full of opportunity. Don't miss it!

17. 2025-09-26
    historical
18. 2025-09-12
    price $324,900
19. 2025-08-22
    historical
20. 2025-07-14
    price $334,000
21. 2025-07-02
    price $334,500
22. 2025-06-06
    listed $332,900 New
23. 2025-06-06
    listed $339,500 New
24. 2022-06-24
    status Pending
25. 2022-06-24
    soldstatus $275,000
26. 2022-06-23
    soldstatus $275,000 Closed
27. 2022-06-23
    soldstatus $275,000 Sold
28. 2022-06-13
    status Pending
29. 2022-06-13
    status Under Contract
30. 2022-06-09
    listed $275,000 Active
31. 2022-06-09
    listed $275,000 New
32. 2022-05-10
    soldstatus $130,000
33. 2005-01-07
    soldstatus $120,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$1,738/yr (+$145/mo · 187.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $25,893
• − Mortgage interest: −$16,239
• − Property taxes: −$929
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$8,433
• Taxable loss: −$5,300
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $1,106/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: 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

Livability — Turin

• Score: 60/100
• State rank: #360
• US rank: #18505

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 13
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,945
• Household income: $107,525
• Rent vs Own: 4.7% rent · 95.3% own
• Severe rent burden: 63.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -87.80%
• Current HPI: 289.3748
• Rent YoY: —
• 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

+162.5% since first listed

19 events — show timeline

• 2026-05-18 Price Changed $315,000 GAMLS
• 2026-04-01 Listed $319,900 GAMLS
• 2025-09-26 Listing Removed — GAMLS
• 2025-09-12 Price Changed $324,900 GAMLS
• 2025-08-22 Listing Removed — GAMLS
• 2025-07-14 Price Changed $334,000 GAMLS
• 2025-07-02 Price Changed $334,500 GAMLS
• 2025-06-06 Listed $339,500 GAMLS
• 2025-06-06 Listed $332,900 GAMLS
• 2022-06-24 Pending — FMLS
• 2022-06-24 Sold (Public Records) $275,000 Public Records
• 2022-06-23 Sold (MLS) $275,000 GAMLS
• 2022-06-23 Sold (MLS) $275,000 FMLS
• 2022-06-13 Pending — FMLS
• 2022-06-13 Pending — GAMLS
• 2022-06-09 Listed $275,000 GAMLS
• 2022-06-09 Listed $275,000 FMLS
• 2022-05-10 Sold (Public Records) $130,000 Public Records
• 2005-01-07 Sold (Public Records) $120,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $929 · +14.2% YoY. Source: county tax records.