27 Reynolds St · Newnan, GA 30263

$120,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 50 Days on market

Built 1910 10,454 sqft lot $141/sqft · 32% below area Est $176k · 32% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in the Heart of Newnan! This 2-bedroom, 1-bath ranch-style fixer-upper offers endless potential and is perfect for a savvy cash buyer looking to renovate and add value. With a fairly-new roof and approximately 854 square feet of living space, this property sits in an area where neighboring homes have already been beautifully renovated, making it a prime opportunity for your next project. Located on a quiet street, the home features a spacious backyard with plenty of room to expand or add outdoor living space. Whether you're looking to flip or create a rental, the possibilities are there! Cash buyers only - bring your vision and contractor! Don't miss your chance to transform this diamond in the rough into something special. Schedule a viewing today!

Key facts

• Downtown newnan
• New floor plan
• 0.24 acre lot

Tags

• INVESTMENT OPPORTUNITY
• DOWNTOWN NEWNAN
• NEW FLOOR PLAN

Property features AI

Finance

• Other: Lot approximately 0.24 acres
• Financial info: Listing offered as cash; Property sold As-Is; estate owned
• HOA & community: No HOA

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); Fixer condition; Built in 1910
• Construction: Wood siding exterior; Composition roof; Block foundation
• Exterior features: Porch; Level, grassed lot

Interior

• Kitchen: Breakfast area; Solid surface counters; No listed appliances
• Bedrooms: Two bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating available (type listed as Other); No cooling
• Interior features: One-level living; Solid surface kitchen counters; Breakfast area; No fireplaces; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Welch Elementary School (math 29% / reading 32%, grade F, #620 of 1,228 statewide, top 51%, 948 students, 53% FRL); Lee Middle School (math 35% / reading 47%, grade F, #135 of 470 statewide, top 29%, 743 students, 34% 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 39% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 529 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $66k; list at $120k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $176,125
• List price: $120,000
• Delta: -31.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Johnson Ave	0.25mi	1/1.0 (-1)	808 (-5%)	5mo	$50,000	$62	70
267 E Broad St E	0.66mi	2/1.0	930 (+9%)	3mo	$126,500	$136	52
24 Johnson Ave	0.23mi	3/1.0 (+1)	960 (+12%)	18mo	$199,900	$208	48
20 Dewey St	0.17mi	3/2.0 (+1)	960 (+12%)	21mo	$250,000	$260	45

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $7,809
• Equity at exit: $17,892

10-year hold

• IRR: 15.3%
• Equity multiple: 2.23×
• Total profit: $41,288
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $431

Break-even live

Break-even rent $963

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Robinson St Unit 40A Newnan, GA	1.0	1.0	600	$950	$1.58	22d	1	0.35mi
47 Robinson St Unit 40A Newnan, GA	1.0	1.0	600	$950	$1.58	24d	1	0.35mi
77 Spence Ave Newnan, GA	3.0	1.0	1008	$1,400	$1.39	43d	1	0.52mi
13 Greenville St S Unit B Newnan, GA	2.0	2.0	950	$2,400	$2.53	19d	1	0.71mi
138 Greison Trl Newnan, GA	1.0–2.0	1.0–2.0	962	$1,918	$1.99	2d	20	0.79mi
74 Spring St Unit C Newnan, GA	1.0	1.0	1000	$1,100	$1.10	16d	1	0.91mi
15 Casey St Newnan, GA	2.0	2.0	1022	$1,850	$1.81	24d	1	0.92mi
43 Berry Ave Newnan, GA	3.0	1.0	1016	$1,475	$1.45	5d	1	0.96mi
60 Jane Ln Newnan, GA	1.0–3.0	1.0–3.0	1293	$1,825	$1.41	2d	19	1.01mi
7 N Annie St Newnan, GA	2.0	1.0	907	$1,550	$1.71	19d	1	1.28mi
80 Newnan Lakes Blvd Newnan, GA	1.0–3.0	1.0–2.0	966	$1,625	$1.68	3d	8	1.35mi
125 W Washington St Newnan, GA	2.0	1.0	939	$1,300	$1.38	43d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 50 DOM
2. 2026-06-17
   days on market $120,000 Active 49 DOM
3. 2026-06-16
   days on market $120,000 Active 48 DOM
4. 2026-06-15
   days on market $120,000 Active 47 DOM
5. 2026-06-13
   days on market $120,000 Active 45 DOM
6. 2026-06-09
   days on market $120,000 Active 41 DOM
7. 2026-06-08
   days on market $120,000 Active 40 DOM
8. 2026-06-07
   days on market $120,000 Active 39 DOM
9. 2026-06-04
   days on market $120,000 Active 36 DOM
10. 2026-06-03
    days on market $120,000 Active 35 DOM
11. 2026-06-02
    days on market $120,000 Active 34 DOM
12. 2026-06-01
    days on market $120,000 Active 33 DOM
13. 2026-05-31
    days on market $120,000 Active 32 DOM
14. 2026-04-27
    listed $120,000 New 447-char remark
15. 2025-05-28
    soldstatus $66,000
16. 2025-05-21
    soldstatus $66,000 Sold 786-char remark

    Show marketing remark (786 chars)

    Investor Special in the Heart of Newnan! This 2-bedroom, 1-bath ranch-style fixer-upper offers endless potential and is perfect for a savvy cash buyer looking to renovate and add value. With a fairly-new roof and approximately 854 square feet of living space, this property sits in an area where neighboring homes have already been beautifully renovated, making it a prime opportunity for your next project. Located on a quiet street, the home features a spacious backyard with plenty of room to expand or add outdoor living space. Whether you're looking to flip or create a rental, the possibilities are there! Cash buyers only - bring your vision and contractor! Don't miss your chance to transform this diamond in the rough into something special. Schedule a viewing today!

17. 2025-05-12
    status Under Contract 786-char remark

    Show marketing remark (786 chars)

    Investor Special in the Heart of Newnan! This 2-bedroom, 1-bath ranch-style fixer-upper offers endless potential and is perfect for a savvy cash buyer looking to renovate and add value. With a fairly-new roof and approximately 854 square feet of living space, this property sits in an area where neighboring homes have already been beautifully renovated, making it a prime opportunity for your next project. Located on a quiet street, the home features a spacious backyard with plenty of room to expand or add outdoor living space. Whether you're looking to flip or create a rental, the possibilities are there! Cash buyers only - bring your vision and contractor! Don't miss your chance to transform this diamond in the rough into something special. Schedule a viewing today!

18. 2025-05-08
    listed $75,000 New 786-char remark

    Show marketing remark (786 chars)

    Investor Special in the Heart of Newnan! This 2-bedroom, 1-bath ranch-style fixer-upper offers endless potential and is perfect for a savvy cash buyer looking to renovate and add value. With a fairly-new roof and approximately 854 square feet of living space, this property sits in an area where neighboring homes have already been beautifully renovated, making it a prime opportunity for your next project. Located on a quiet street, the home features a spacious backyard with plenty of room to expand or add outdoor living space. Whether you're looking to flip or create a rental, the possibilities are there! Cash buyers only - bring your vision and contractor! Don't miss your chance to transform this diamond in the rough into something special. Schedule a viewing today!

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$122/yr (+$10/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,114
• − Mortgage interest: −$6,722
• − Property taxes: −$982
• − Insurance: −$600
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,491
• Taxable income: $3,420
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $4,355/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 — 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

• Census place: Newnan, GA
• County: Coweta County · 148,589 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: 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

+60.0% since first listed

5 events — show timeline

• 2026-04-27 Listed $120,000 GAMLS
• 2025-05-28 Sold (Public Records) $66,000 Public Records
• 2025-05-21 Sold (MLS) $66,000 GAMLS
• 2025-05-12 Pending — GAMLS
• 2025-05-08 Listed $75,000 GAMLS

Property tax history

+8.3%/yr

Latest (2025): $982 · +6.6% YoY. Source: county tax records.