483 Mcintosh Trl · Turin, GA 30276

$150,000

2 bd · 1.0 ba · 962 sqft · SingleFamily public records · 20 Days on market

Built 1967 3.00 ac lot Est $260k · 42% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Private Retreat at 483 McIntosh Trail Discover the perfect blend of tranquility and convenience with this delightful 2-bedroom, 1-bath home nestled on 3 expansive acres. Tucked away on a peaceful road, this property offers a serene escape from the hustle and bustle of everyday life, with ample space and privacy to call your own.

Key facts

• 3 acre lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: amenities F, commute F, health & safety 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: Willis Road Elementary (math 39% / reading 45%, grade F, #380 of 1,228 statewide, top 33%, 725 students, 23% FRL); East Coweta Middle School (math 36% / reading 43%, grade F, #147 of 470 statewide, top 33%, 795 students, 32% FRL); East Coweta High School (math 22% / reading 38%, grade F, #135 of 424 statewide, top 32%, 3,212 students, 30% FRL).
• 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 $1k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $259,740
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Doe Run Ct	0.32mi	3/2.0 (+1)	1,036 (+8%)	6mo	$280,000	$270	58
60 Doe Run Dr	0.45mi	3/2.0 (+1)	1,068 (+11%)	13mo	$240,000	$225	41

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,637
• Equity at exit: $22,365

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $23,520
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $324

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2024-11-05
   status Pending
2. 2024-10-15
   historical Active Under Contract

   Show marketing remark (342 chars)

   Charming Private Retreat at 483 McIntosh Trail Discover the perfect blend of tranquility and convenience with this delightful 2-bedroom, 1-bath home nestled on 3 expansive acres. Tucked away on a peaceful road, this property offers a serene escape from the hustle and bustle of everyday life, with ample space and privacy to call your own.

3. 2024-10-15
   status Under Contract 342-char remark

   Show marketing remark (342 chars)

   Charming Private Retreat at 483 McIntosh Trail Discover the perfect blend of tranquility and convenience with this delightful 2-bedroom, 1-bath home nestled on 3 expansive acres. Tucked away on a peaceful road, this property offers a serene escape from the hustle and bustle of everyday life, with ample space and privacy to call your own.

4. 2024-10-15
   listed $150,000 Active

   Show marketing remark (342 chars)

   Charming Private Retreat at 483 McIntosh Trail Discover the perfect blend of tranquility and convenience with this delightful 2-bedroom, 1-bath home nestled on 3 expansive acres. Tucked away on a peaceful road, this property offers a serene escape from the hustle and bustle of everyday life, with ample space and privacy to call your own.

5. 2024-10-07
   historical $150,000

   Show marketing remark (342 chars)

   Charming Private Retreat at 483 McIntosh Trail Discover the perfect blend of tranquility and convenience with this delightful 2-bedroom, 1-bath home nestled on 3 expansive acres. Tucked away on a peaceful road, this property offers a serene escape from the hustle and bustle of everyday life, with ample space and privacy to call your own.

6. 2024-10-07
   listed $150,000 New 342-char remark

   Show marketing remark (342 chars)

   Charming Private Retreat at 483 McIntosh Trail Discover the perfect blend of tranquility and convenience with this delightful 2-bedroom, 1-bath home nestled on 3 expansive acres. Tucked away on a peaceful road, this property offers a serene escape from the hustle and bustle of everyday life, with ample space and privacy to call your own.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 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: $20,669
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,364
• Taxable income: $1,596
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,506/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

+0.0% since first listed

6 events — show timeline

• 2024-11-05 Pending — FMLS
• 2024-10-15 Contingent — FMLS
• 2024-10-15 Pending — GAMLS
• 2024-10-15 Listed $150,000 FMLS
• 2024-10-07 Coming Soon $150,000 FMLS
• 2024-10-07 Listed $150,000 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $287 · +11.9% YoY. Source: county tax records.