356 Old Highway 16 · Sharpsburg, GA 30277

$279,900

3 bd · 1.5 ba · 1,191 sqft · SingleFamily public records · 40 Days on market

Built 1986 1.00 ac lot $235/sqft · 11% below area Est $315k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom, 1.5 bath home located in highly sought-after east Coweta County is a true gem. Pulling into the driveway you will step into a world of privacy. The generously sized yard is the perfect place to enjoy outdoor activities, gardening, or simply basking in the beauty of nature. Imagine coming home to this charming home, where each bedroom is a retreat, and the bath is designed with your comfort in mind. The spacious bedrooms provide ample space for relaxation and privacy, while the bathrooms ensure convenience and functionality for the entire household. The home also provides an inviting layout, this design is great for both family living and entertainment. The kitchen and living areas are thoughtfully crafted, offering the perfect backdrop for creating lasting memories. Whether you're starting a family, or looking for a cozy nest, this home is ready to welcome you. Located just minutes from Thomas Crossroads all that Coweta County has to offer, don't miss out on the opportunity to make this fantastic property yours! Call The Charles Davis Team today to get more information and schedule a showing!

Key facts

• Spacious 1 acre lot
• Back deck
• Walk in pantry

Tags

• SPACIOUS 1 ACRE LOT
• UPDATED LIGHT FIXTURES
• WALK IN PANTRY
• LARGE MUD ROOM
• BACK DECK
• NO HOA

Property features AI

Finance

• Other: Property type: Residential, single-family residence
• HOA & community: No homeowners association; Community is walkable to schools

Exterior

• Parking: No dedicated garage or driveway noted; Side or rear entrance access; Kitchen-level access
• Utilities: Public water available; Septic tank; Electricity available; High-speed internet available
• Home design: Single-family house; One level; Resale property; Located in the Ivy Glen subdivision, facing directions not specified
• Construction: Built in 1986; Composition roof; Other construction materials
• Exterior features: Deck; Porch; Level lot (1 acre)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Ice maker; Kitchen island; Breakfast bar; Pantry and walk-in pantry
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Tile; Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile bath; Separate dining room; Kitchen with breakfast bar and island; Pantry and walk-in pantry; Mud room; Office and additional flexible room; Crawl space basement
• Laundry & utility: Mud room for laundry/utility use; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-63 ($-752/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (24.7% below list).
• Recommended offer: $211k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.9% in Sharpsburg — 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 56/100 on livability (#480 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: housing D, 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: Poplar Road Elementary School (math 35% / reading 38%, grade F, #509 of 1,228 statewide, top 42%, 576 students, 37% 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) — zoned schools at 33% FRL track the district average.
• Market conditions: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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

• It's been on market 40 days — a 3% lower offer ($272k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,742 (24.7% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $314,572
• List price: $279,900
• Delta: -11.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 Old Highway 16	0.06mi	3/1.0	1,230 (+3%)	0mo	$250,000	$203	89
320 Old Highway 16	0.12mi	3/2.0	1,254 (+5%)	7mo	$319,000	$254	78
65 Merideth Trce	0.24mi	3/2.0	1,176 (-1%)	13mo	$285,000	$242	74
185 Marsha Way	0.38mi	3/2.0	1,212 (+2%)	23mo	$330,000	$272	58
68 Winchester Dr	0.74mi	3/2.0	1,239 (+4%)	6mo	$281,273	$227	52
54 Norman Way	0.54mi	3/2.0	1,160 (-3%)	21mo	$315,000	$272	50
26 Angel Trce	0.59mi	3/2.0	1,238 (+4%)	23mo	$315,000	$254	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-49,442
• Equity at exit: $41,734

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-48,579
• Equity at exit: $24,201

Cash invested: $78,372 (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 30277

• Home prices YoY: -30.9%
• Active inventory: 173
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,107 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-63

Break-even live

Break-even rent $2,187

Max offer price $268,831

Occupancy floor 98%

Sensitivity live

Price	-10% $96	-5% $17	+0% $-63	+5% $-142	+10% $-221
Rent	-10% $-229	-5% $-146	+0% $-63	+5% $21	+10% $104
Rate	-1.0pp $78	-0.5pp $9	base $-63	+0.5pp $-135	+1.0pp $-209

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Sandstone Ln Sharpsburg, GA	3.0	2.0	1245	$1,995	$1.60	19d	1	0.83mi

Listing history 21 events

1. 2026-06-21
   days on market $279,900 Active 40 DOM
2. 2026-06-18
   days on market $279,900 Active 37 DOM
3. 2026-06-17
   days on market $279,900 Active 36 DOM
4. 2026-06-16
   days on market $279,900 Active 35 DOM
5. 2026-06-15
   days on market $279,900 Active 34 DOM
6. 2026-06-13
   days on market $279,900 Active 32 DOM
7. 2026-06-09
   days on market $279,900 Active 28 DOM
8. 2026-06-08
   days on market $279,900 Active 27 DOM
9. 2026-06-07
   days on market $279,900 Active 26 DOM
10. 2026-06-04
    days on market $279,900 Active 23 DOM
11. 2026-06-03
    days on market $279,900 Active 22 DOM
12. 2026-06-02
    days on market $279,900 Active 21 DOM
13. 2026-06-01
    days on market $279,900 Active 20 DOM
14. 2026-05-31
    days on market $279,900 Active 19 DOM
15. 2026-05-11
    listed $279,900 New 1201-char remark
16. 2024-02-21
    soldstatus $244,900
17. 2024-02-13
    soldstatus $244,900 Sold 1134-char remark

    Show marketing remark (1134 chars)

    This charming 3 bedroom, 1.5 bath home located in highly sought-after east Coweta County is a true gem. Pulling into the driveway you will step into a world of privacy. The generously sized yard is the perfect place to enjoy outdoor activities, gardening, or simply basking in the beauty of nature. Imagine coming home to this charming home, where each bedroom is a retreat, and the bath is designed with your comfort in mind. The spacious bedrooms provide ample space for relaxation and privacy, while the bathrooms ensure convenience and functionality for the entire household. The home also provides an inviting layout, this design is great for both family living and entertainment. The kitchen and living areas are thoughtfully crafted, offering the perfect backdrop for creating lasting memories. Whether you're starting a family, or looking for a cozy nest, this home is ready to welcome you. Located just minutes from Thomas Crossroads all that Coweta County has to offer, don't miss out on the opportunity to make this fantastic property yours! Call The Charles Davis Team today to get more information and schedule a showing!

18. 2024-01-17
    status Under Contract 1134-char remark

    Show marketing remark (1134 chars)

    This charming 3 bedroom, 1.5 bath home located in highly sought-after east Coweta County is a true gem. Pulling into the driveway you will step into a world of privacy. The generously sized yard is the perfect place to enjoy outdoor activities, gardening, or simply basking in the beauty of nature. Imagine coming home to this charming home, where each bedroom is a retreat, and the bath is designed with your comfort in mind. The spacious bedrooms provide ample space for relaxation and privacy, while the bathrooms ensure convenience and functionality for the entire household. The home also provides an inviting layout, this design is great for both family living and entertainment. The kitchen and living areas are thoughtfully crafted, offering the perfect backdrop for creating lasting memories. Whether you're starting a family, or looking for a cozy nest, this home is ready to welcome you. Located just minutes from Thomas Crossroads all that Coweta County has to offer, don't miss out on the opportunity to make this fantastic property yours! Call The Charles Davis Team today to get more information and schedule a showing!

19. 2024-01-15
    price $244,900 1134-char remark

    Show marketing remark (1134 chars)

    This charming 3 bedroom, 1.5 bath home located in highly sought-after east Coweta County is a true gem. Pulling into the driveway you will step into a world of privacy. The generously sized yard is the perfect place to enjoy outdoor activities, gardening, or simply basking in the beauty of nature. Imagine coming home to this charming home, where each bedroom is a retreat, and the bath is designed with your comfort in mind. The spacious bedrooms provide ample space for relaxation and privacy, while the bathrooms ensure convenience and functionality for the entire household. The home also provides an inviting layout, this design is great for both family living and entertainment. The kitchen and living areas are thoughtfully crafted, offering the perfect backdrop for creating lasting memories. Whether you're starting a family, or looking for a cozy nest, this home is ready to welcome you. Located just minutes from Thomas Crossroads all that Coweta County has to offer, don't miss out on the opportunity to make this fantastic property yours! Call The Charles Davis Team today to get more information and schedule a showing!

20. 2024-01-10
    listed $254,900 New 1134-char remark

    Show marketing remark (1134 chars)

    This charming 3 bedroom, 1.5 bath home located in highly sought-after east Coweta County is a true gem. Pulling into the driveway you will step into a world of privacy. The generously sized yard is the perfect place to enjoy outdoor activities, gardening, or simply basking in the beauty of nature. Imagine coming home to this charming home, where each bedroom is a retreat, and the bath is designed with your comfort in mind. The spacious bedrooms provide ample space for relaxation and privacy, while the bathrooms ensure convenience and functionality for the entire household. The home also provides an inviting layout, this design is great for both family living and entertainment. The kitchen and living areas are thoughtfully crafted, offering the perfect backdrop for creating lasting memories. Whether you're starting a family, or looking for a cozy nest, this home is ready to welcome you. Located just minutes from Thomas Crossroads all that Coweta County has to offer, don't miss out on the opportunity to make this fantastic property yours! Call The Charles Davis Team today to get more information and schedule a showing!

21. 2017-12-05
    soldstatus $56,000

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $2,575 · $215/mo
• Expected delta: +$858/yr (+$72/mo · 50.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,289
• − Mortgage interest: −$15,679
• − Property taxes: −$1,717
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$8,143
• Taxable loss: −$5,695
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $615/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 — Sharpsburg

• Score: 56/100
• State rank: #480
• US rank: #22425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 21,641
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,641
• Household income: $120,379
• Rent vs Own: 6.8% rent · 93.2% own
• Severe rent burden: 35.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 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: ▼ -109.01%
• Current HPI: 244.3598
• 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

+399.8% since first listed

7 events — show timeline

• 2026-05-11 Listed $279,900 GAMLS
• 2024-02-21 Sold (Public Records) $244,900 Public Records
• 2024-02-13 Sold (MLS) $244,900 GAMLS
• 2024-01-17 Pending — GAMLS
• 2024-01-15 Price Changed $244,900 GAMLS
• 2024-01-10 Listed $254,900 GAMLS
• 2017-12-05 Sold (Public Records) $56,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,717 · +33.7% YoY. Source: county tax records.