105 Bob White Ln · East Newnan, GA 30263

$112,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 88 Days on market

Built 2018 Good condition 0.25 ac lot $61/sqft · 14% above area Est $98k · 14% over

---

Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.4/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming three bedroom and two full bath home is located in the Coweta Hills neighborhood. Lot rental dues are pay monthly at $839 a month. This is not included in the price of the home. This beautiful home has a huge living/family room, stone fireplace, large kitchen with an abundance of cabinets leading into the dining room. A spacious walk in laundry room. An oversized Master bedroom with a private spa like bathroom and two additional bedroom and a full secondary bathroom complete this house. The lot is private, wooded and secluded on one side and a retaining wall on the other providing ample outdoor space. This Community is a Manufactured community, which offers very nice and luxurious homes, a playground, in-ground pool, grounds maintenance, green space, and a dog park. Backyard has a storage building. Conveniently located near shopping, restaurants, schools, and downtown Newnan. Access to the Interstate I-85 in minutes and easy commute to Atlanta. Great investor property too. Cash or Conventional loans!

Key facts

• Storage building
• Private wooded lot
• Stone fireplace

Tags

• STONE FIREPLACE
• PRIVATE SPA LIKE BATHROOM
• PRIVATE WOODED LOT
• IN GROUND POOL
• STORAGE BUILDING
• EASY COMMUTE TO ATLANTA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.6% in East 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 48/100 on livability (#590 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime 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: Rents rising (+2.9%/yr); 529 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 $774 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($105k) 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 $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.70% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.98%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $98,131
• List price: $112,000
• Delta: 14.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Beaver Run Rd	0.16mi	3/2.0	2,016 (+9%)	7mo	$98,000	$49	72
53 Beaver Run Rd	0.16mi	2/2.0 (-1)	1,680 (-9%)	3mo	$93,000	$55	70
12 Meadow View St	0.02mi	3/2.0	1,680 (-9%)	18mo	$100,000	$60	69
49 Beaver Run Rd	0.16mi	3/2.0	1,620 (-12%)	5mo	$101,000	$62	68
32 Bob White Ln	0.10mi	4/2.0 (+1)	1,960 (+6%)	15mo	$106,000	$54	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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $28,209
• Equity at exit: $16,700

10-year hold

• IRR: 30.0%
• Equity multiple: 3.67×
• Total profit: $83,638
• Equity at exit: $9,684

Cash invested: $31,360 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 529
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $731

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 57%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Bur Oak Bnd Newnan, GA	3.0–5.0	2.0–3.0	1989	$2,294	$1.15	2d	8	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $112,000 Active 88 DOM
2. 2026-06-17
   days on market $112,000 Active 87 DOM
3. 2026-06-16
   days on market $112,000 Active 86 DOM
4. 2026-06-15
   days on market $112,000 Active 85 DOM
5. 2026-06-13
   days on market $112,000 Active 83 DOM
6. 2026-06-09
   days on market $112,000 Active 79 DOM
7. 2026-06-08
   days on market $112,000 Active 78 DOM
8. 2026-06-07
   days on market $112,000 Active 77 DOM
9. 2026-06-04
   days on market $112,000 Active 74 DOM
10. 2026-06-03
    days on market $112,000 Active 73 DOM
11. 2026-06-02
    days on market $112,000 Active 72 DOM
12. 2026-06-01
    days on market $112,000 Active 71 DOM
13. 2026-05-31
    days on market $112,000 Active 70 DOM
14. 2026-03-22
    listed $112,000 New 1029-char remark

    Show marketing remark (1029 chars)

    This charming three bedroom and two full bath home is located in the Coweta Hills neighborhood. Lot rental dues are pay monthly at $839 a month. This is not included in the price of the home. This beautiful home has a huge living/family room, stone fireplace, large kitchen with an abundance of cabinets leading into the dining room. A spacious walk in laundry room. An oversized Master bedroom with a private spa like bathroom and two additional bedroom and a full secondary bathroom complete this house. The lot is private, wooded and secluded on one side and a retaining wall on the other providing ample outdoor space. This Community is a Manufactured community, which offers very nice and luxurious homes, a playground, in-ground pool, grounds maintenance, green space, and a dog park. Backyard has a storage building. Conveniently located near shopping, restaurants, schools, and downtown Newnan. Access to the Interstate I-85 in minutes and easy commute to Atlanta. Great investor property too. Cash or Conventional loans!

ⓘ 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 2/10 Low
• 🌡 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: $22,866
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$3,258
• Taxable income: $7,435
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,991/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 · 6 photos

Good 80/100 Cosmetic rehab

This charming three-bedroom home in Coweta Hills is in good condition with a good exterior and well-maintained landscaping. A fresh coat of paint and some trimming would enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Trim bushes — Improves landscaping and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Trim bushes — Improves landscaping and curb appeal ↑

ⓘ 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: 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 — East Newnan

• Score: 48/100
• State rank: #590
• US rank: #26037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• 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: 1320.0

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: 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

1 event — show timeline

• 2026-03-22 Listed $112,000 GAMLS