19 Thomas Way · Newnan, GA 30263

$254,900

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 7 Days on market

Built 1986 0.48 ac lot $171/sqft · at area comps Est $252k · 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 +10.3/30.0
• ARV discount +7.0/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This traditional four-bedroom, three-bathroom home is located in the Lynhaven neighborhood. The interior features a classic and traditional layout with a cozy fireplace serving as the centerpiece of the living room. The kitchen is equipped with stainless steel appliances and durable laminate countertops, offering a functional space that flows into the home's multiple living zones. This residence is designed to accommodate a variety of lifestyles with its smart separation of space. The location is a standout, offering easy access to downtown Newnan for convenient commuting and proximity to local essentials. Schedule your private showing today!

Key facts

• Cozy fireplace
• 0.48 acre lot
• Parking

Tags

• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• DURABLE LAMINATE COUNTERTOPS
• MULTIPLE LIVING ZONES
• EASY ACCESS TO DOWNTOWN NEWNAN
• PROXIMITY TO LOCAL ESSENTIALS

Property features AI

Exterior

• Parking: Attached parking (1 total space)
• Utilities: Public water (and other water source listed); Sewer available; Electricity available; Natural gas available; Underground utilities
• Home design: One-level home; Entry level is on one story; Resale property
• Construction: Brick construction; Composition/shingle roof; Slab foundation; Other on-site structures
• Exterior features: Brick exterior; Rain gutters; Back yard fencing; Deck/patio

Interior

• Kitchen: Gas range; Eat-in kitchen layout
• Bedrooms: Four main-level bedrooms; Master bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms (all on the main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Eat-in kitchen; Dining room and family room; Unfinished basement; Other interior features; No shared/common walls
• Laundry & utility: Laundry room; Additional laundry/utility feature listed as Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (27.6% below list).
• Recommended offer: $185k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Western Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 437 students, 59% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL).
• 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• 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 $184,576 (27.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (median comp): $252,092
• List price: $254,900
• Delta: 1.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Franklin Rd	0.09mi	3/2.0	1,512 (+1%)	9mo	$330,000	$218	86
85 Franklin Rd	0.11mi	3/2.0	1,334 (-11%)	2mo	$362,900	$272	75
44 Fieldwood Pl	0.30mi	3/2.0	1,477 (-1%)	20mo	$260,000	$176	68
146 W Wedgewood Cir	0.38mi	3/2.0	1,316 (-12%)	1mo	$259,900	$197	62
154 W Wedgewood Cir	0.40mi	3/2.0	1,550 (+4%)	16mo	$295,000	$190	62
88 W Highway 34	0.06mi	3/2.0	1,285 (-14%)	22mo	$279,000	$217	56
25 Westgate Park Dr	0.73mi	3/2.0	1,400 (-6%)	4mo	$230,000	$164	53
13 Gordon St	0.42mi	3/2.0	1,617 (+8%)	22mo	$235,000	$145	48
43 Belmont Park Dr	0.38mi	3/2.0	1,675 (+12%)	20mo	$300,900	$180	45
11 Westgate Park Dr	0.69mi	4/2.0 (+1)	1,350 (-10%)	19mo	$179,900	$133	31

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-50,633
• Equity at exit: $38,006

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-56,976
• Equity at exit: $22,039

Cash invested: $71,372 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-142

Break-even live

Break-even rent $2,025

Max offer price $229,895

Occupancy floor —

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Heery Rd Newnan, GA	3.0	1.0	1325	$1,774	$1.34	2d	1	0.22mi
9 Heery Rd Newnan, GA	3.0	1.5	1350	$1,750	$1.30	44d	1	0.28mi
59 Belk Rd Unit A Newnan, GA	2.0	1.0	1024	$1,450	$1.42	44d	1	0.67mi
42 Westgate Park Ln Newnan, GA	3.0	1.0	1075	$1,350	$1.26	44d	1	0.90mi
26 Mineral Springs Ln Newnan, GA	3.0	2.0	1217	$1,886	$1.55	5d	1	0.97mi
45 Domineck St Newnan, GA	3.0	2.0	1218	$1,800	$1.48	5d	1	1.11mi
54 Virginia Heights Dr Newnan, GA	3.0	2.0	1214	$1,945	$1.60	17d	1	1.17mi
125 W Washington St Newnan, GA	2.0	1.0	939	$1,300	$1.38	44d	1	1.29mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,695	$1.78	24d	1	1.30mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,695	$1.78	15d	1	1.30mi
39 Fairview Dr Newnan, GA	3.0	2.0	1460	$2,005	$1.37	44d	1	1.39mi
39 Willow Dr Newnan, GA	3.0	1.0	950	$2,500	$2.63	3d	1	1.42mi

Listing history 9 events

1. 2026-05-18
   status Under Contract 650-char remark

   Show marketing remark (650 chars)

   This traditional four-bedroom, three-bathroom home is located in the Lynhaven neighborhood. The interior features a classic and traditional layout with a cozy fireplace serving as the centerpiece of the living room. The kitchen is equipped with stainless steel appliances and durable laminate countertops, offering a functional space that flows into the home's multiple living zones. This residence is designed to accommodate a variety of lifestyles with its smart separation of space. The location is a standout, offering easy access to downtown Newnan for convenient commuting and proximity to local essentials. Schedule your private showing today!

2. 2026-05-18
   status Pending 650-char remark

   Show marketing remark (650 chars)

   This traditional four-bedroom, three-bathroom home is located in the Lynhaven neighborhood. The interior features a classic and traditional layout with a cozy fireplace serving as the centerpiece of the living room. The kitchen is equipped with stainless steel appliances and durable laminate countertops, offering a functional space that flows into the home's multiple living zones. This residence is designed to accommodate a variety of lifestyles with its smart separation of space. The location is a standout, offering easy access to downtown Newnan for convenient commuting and proximity to local essentials. Schedule your private showing today!

3. 2026-05-11
   listed $254,900 New 650-char remark

   Show marketing remark (650 chars)

   This traditional four-bedroom, three-bathroom home is located in the Lynhaven neighborhood. The interior features a classic and traditional layout with a cozy fireplace serving as the centerpiece of the living room. The kitchen is equipped with stainless steel appliances and durable laminate countertops, offering a functional space that flows into the home's multiple living zones. This residence is designed to accommodate a variety of lifestyles with its smart separation of space. The location is a standout, offering easy access to downtown Newnan for convenient commuting and proximity to local essentials. Schedule your private showing today!

4. 2026-05-11
   listed $254,900 Active 650-char remark

   Show marketing remark (650 chars)

   This traditional four-bedroom, three-bathroom home is located in the Lynhaven neighborhood. The interior features a classic and traditional layout with a cozy fireplace serving as the centerpiece of the living room. The kitchen is equipped with stainless steel appliances and durable laminate countertops, offering a functional space that flows into the home's multiple living zones. This residence is designed to accommodate a variety of lifestyles with its smart separation of space. The location is a standout, offering easy access to downtown Newnan for convenient commuting and proximity to local essentials. Schedule your private showing today!

5. 2022-07-05
   soldstatus $245,000
6. 2022-06-26
   price $1,595
7. 2020-11-09
   soldstatus $118,500
8. 2020-10-09
   soldstatus $95,000
9. 2002-10-10
   soldstatus $94,000

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$464/yr (+$39/mo · 24.7%)

ⓘ 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 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: $22,149
• − Mortgage interest: −$14,278
• − Property taxes: −$1,881
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$7,415
• Taxable loss: −$6,244
• Est. tax savings @ 24.0%: +$1,499
• After-tax cash flow: $-200/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

• 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

+164.4% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $248,500 GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-05-11 Listed $254,900 FMLS
• 2026-05-11 Listed $254,900 GAMLS
• 2022-07-05 Sold (Public Records) $245,000 Public Records
• 2022-06-26 Price Changed $1,595 RENT.
• 2020-11-09 Sold (Public Records) $118,500 Public Records
• 2020-10-09 Sold (Public Records) $95,000 Public Records
• 2002-10-10 Sold (Public Records) $94,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,881 · -14.9% YoY. Source: county tax records.