27 Reynolds St · Newnan, GA 30263

$120,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 101 Days on market

Built 1910 Poor condition 10,454 sqft lot $141/sqft · 34% below area Est $183k · 34% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• 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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 690 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($109k) 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $182,931
• List price: $120,000
• Delta: -34.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 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%)	7mo	$50,000	$62	69
267 E Broad St E	0.66mi	2/1.0	930 (+9%)	5mo	$126,500	$136	50
24 Johnson Ave	0.23mi	3/1.0 (+1)	960 (+12%)	20mo	$199,900	$208	47
20 Dewey St	0.17mi	3/2.0 (+1)	960 (+12%)	23mo	$250,000	$260	44
43 4th St	0.98mi	2/1.0	912 (+7%)	15mo	$175,000	$192	42
13 Watson Dr	0.86mi	2/1.0	792 (-7%)	17mo	$185,000	$234	39
35 Savannah St	0.39mi	3/2.0 (+1)	1,008 (+18%)	12mo	$207,000	$205	37
52 Savannah St	0.36mi	3/1.0 (+1)	1,008 (+18%)	20mo	$173,000	$172	36
25 Chestnut Dr	1.02mi	3/1.0 (+1)	950 (+11%)	9mo	$150,000	$158	34
15 Casey St	0.91mi	2/2.0	1,022 (+20%)	9mo	$150,000	$147	28

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,815
• Equity at exit: $17,892

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $39,150
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

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: 690
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $416

Break-even live

Break-even rent $963

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $484	-5% $450	+0% $416	+5% $382	+10% $348
Rent	-10% $298	-5% $357	+0% $416	+5% $475	+10% $533
Rate	-1.0pp $476	-0.5pp $446	base $416	+0.5pp $385	+1.0pp $353

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Gay St Newnan, GA	2.0	2.0	1086	$1,450	$1.34	30d	1	0.05mi
47 Robinson St Unit 40A Newnan, GA	1.0	1.0	600	$950	$1.58	71d	1	0.35mi
47 Robinson St Unit 40A Newnan, GA	1.0	1.0	600	$950	$1.58	73d	1	0.35mi
77 Spence Ave Newnan, GA	3.0	1.0	1008	$1,400	$1.39	93d	1	0.52mi
13 Greenville St S Unit B Newnan, GA	2.0	2.0	950	$2,400	$2.53	69d	1	0.71mi
138 Greison Trl Newnan, GA	1.0–3.0	1.0–2.0	1097	$1,826	$1.66	0d	24	0.79mi
74 Spring St Unit C Newnan, GA	1.0	1.0	1000	$1,100	$1.10	66d	1	0.91mi
15 Casey St Newnan, GA	2.0	2.0	1022	$1,850	$1.81	73d	1	0.92mi
43 Berry Ave Newnan, GA	3.0	1.0	1016	$1,475	$1.45	54d	1	0.96mi
60 Jane Ln Newnan, GA	1.0–3.0	1.0–3.0	1293	$1,625	$1.26	9d	17	1.01mi
60 Jane Ln Newnan, GA	1.0–3.0	1.0–3.0	1293	$1,738	$1.34	3d	1	1.01mi
11 Richard Allen Dr Newnan, GA	2.0	1.0	800	$1,050	$1.31	48d	1	1.18mi
7 N Annie St Newnan, GA	2.0	1.0	907	$1,550	$1.71	69d	1	1.28mi
125 W Washington St Newnan, GA	2.0	1.0	939	$1,300	$1.38	93d	1	1.45mi

Property features AI

Finance

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

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public waterPublic sewerElectricity available
• Home design: Single family residence (house)Fixer conditionBuilt in 1910
• Construction: Wood siding exteriorComposition roofBlock foundation
• Exterior features: PorchLevel, grassed lot

Interior

• Kitchen: Breakfast areaSolid surface countersNo 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 livingSolid surface kitchen countersBreakfast areaNo fireplacesOther interior features
• Laundry & utility: No laundry features listed

Listing history 50 events

1. 2026-08-08
   days on market $120,000 Active 101 DOM
2. 2026-08-06
   days on market $120,000 Active 99 DOM
3. 2026-08-05
   days on market $120,000 Active 98 DOM
4. 2026-08-04
   days on market $120,000 Active 97 DOM
5. 2026-08-03
   days on market $120,000 Active 96 DOM
6. 2026-07-31
   days on market $120,000 Active 93 DOM
7. 2026-07-30
   days on market $120,000 Active 91 DOM
8. 2026-07-28
   days on market $120,000 Active 90 DOM
9. 2026-07-26
   days on market $120,000 Active 88 DOM
10. 2026-07-24
    days on market $120,000 Active 86 DOM
11. 2026-07-23
    days on market $120,000 Active 85 DOM
12. 2026-07-22
    days on market $120,000 Active 84 DOM
13. 2026-07-21
    days on market $120,000 Active 83 DOM
14. 2026-07-20
    days on market $120,000 Active 82 DOM
15. 2026-07-18
    days on market $120,000 Active 80 DOM
16. 2026-07-18
    days on market $120,000 Active 79 DOM
17. 2026-07-16
    days on market $120,000 Active 78 DOM
18. 2026-07-15
    days on market $120,000 Active 77 DOM
19. 2026-07-14
    days on market $120,000 Active 76 DOM
20. 2026-07-13
    days on market $120,000 Active 75 DOM
21. 2026-07-13
    days on market $120,000 Active 74 DOM
22. 2026-07-11
    days on market $120,000 Active 73 DOM
23. 2026-07-10
    days on market $120,000 Active 72 DOM
24. 2026-07-09
    days on market $120,000 Active 71 DOM
25. 2026-07-07
    days on market $120,000 Active 69 DOM
26. 2026-07-06
    days on market $120,000 Active 68 DOM
27. 2026-07-06
    days on market $120,000 Active 67 DOM
28. 2026-07-05
    days on market $120,000 Active 66 DOM
29. 2026-07-03
    days on market $120,000 Active 65 DOM
30. 2026-07-02
    days on market $120,000 Active 64 DOM
31. 2026-07-01
    days on market $120,000 Active 63 DOM
32. 2026-06-30
    days on market $120,000 Active 62 DOM
33. 2026-06-29
    days on market $120,000 Active 61 DOM
34. 2026-06-28
    days on market $120,000 Active 60 DOM
35. 2026-06-27
    days on market $120,000 Active 59 DOM
36. 2026-06-26
    days on market $120,000 Active 58 DOM
37. 2026-06-24
    days on market $120,000 Active 56 DOM
38. 2026-06-22
    days on market $120,000 Active 54 DOM
39. 2026-06-21
    days on market $120,000 Active 53 DOM
40. 2026-06-18
    days on market $120,000 Active 50 DOM
41. 2026-06-17
    days on market $120,000 Active 49 DOM
42. 2026-06-16
    days on market $120,000 Active 48 DOM
43. 2026-06-15
    days on market $120,000 Active 47 DOM
44. 2026-06-13
    days on market $120,000 Active 45 DOM
45. 2026-06-09
    days on market $120,000 Active 41 DOM
46. 2026-06-08
    days on market $120,000 Active 40 DOM
47. 2026-06-07
    days on market $120,000 Active 39 DOM
48. 2026-06-04
    days on market $120,000 Active 36 DOM
49. 2026-06-03
    days on market $120,000 Active 35 DOM
50. 2026-06-02
    days on market $120,000 Active 34 DOM

ⓘ 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: $17,876
• − Mortgage interest: −$6,722
• − Property taxes: −$982
• − Insurance: −$600
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,491
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,215/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $42,700–$76,860 screening

This property requires extensive repairs and updates to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, HVAC system, and landscaping all require significant work. Interior updates, such as painting and kitchen/bathroom renovations, would also greatly enhance its rental appeal.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding and paint show significant wear and tear, with peeling paint and visible damage.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint show significant wear and tear, with peeling paint and visible damage.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear.
• Major landscaping — The landscaping and curb appeal are poor, with overgrown grass and a lack of maintenance.
• Major foundation/structure — The foundation and structure appear to be in poor condition, with visible wear and tear. The property is on a sloped lot, which may require additional work to stabilize the foundation and structure.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding and paint — New siding and paint will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and increase its resale value. ↑
• Resale landscaping and curb appeal — A well-maintained landscape and curb appeal will improve the home's appearance and increase its resale value. ↑
• Resale foundation and structure stabilization — Stabilizing the foundation and structure will improve the home's structural integrity and increase its resale value. ↑
• Rental interior paint and updates — Fresh paint and updates inside will improve the home's rental appeal and increase its rental value. ↑
• Both kitchen and bathroom updates — Updating the kitchen and bathrooms will improve the home's overall appearance and increase its value for both resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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 34/100

Zoned Schools

Elementary Welch Elementary School F GA #620/1,228 Nat'l #26,279/41,679 Middle Lee Middle School F GA #135/470 Nat'l #5,727/14,009 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

• Census place: Newnan, GA
• 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: Lot approximately 0.24 acres
• Financial info: Listing offered as cashProperty sold As-Is; estate owned
• HOA & community: No HOA

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public waterPublic sewerElectricity available
• Home design: Single family residence (house)Fixer conditionBuilt in 1910
• Construction: Wood siding exteriorComposition roofBlock foundation
• Exterior features: PorchLevel, grassed lot

Interior

• Kitchen: Breakfast areaSolid surface countersNo 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 livingSolid surface kitchen countersBreakfast areaNo fireplacesOther interior features
• Laundry & utility: No laundry features listed

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.