1118 Whispering Hills Dr · Bremen, GA 30110

$315,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 76 Days on market

Built 2026 Excellent condition 0.52 ac lot $210/sqft · 13% above area Est $279k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming New Construction in Bremen City Limits! 3 Bed/2 Bath, One level ranch home offers the perfect blend of space, comfort, and modern finishes. Inside, you'll find a bright, open living area. The kitchen features solid surface countertops, stainless steel appliances, soft-close cabinetry, and ample counter and storage-ideal for everyday living and entertaining. Primary bedroom features walk-in closet and an en suite master bath with a double vanity. Split bedroom plan, Laundry/Mud Room, New Home Warranty! Builder Incentives Available! Photos are stock photos, final version may be slightly different.

Key facts

• New construction
• Walk-in closet
• Open living area

Tags

• NEW CONSTRUCTION
• OPEN LIVING AREA
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT-CLOSE CABINETRY
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.2% in Bremen — 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 70/100 on livability (#97 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Bremen City (town): math 72% / reading 68% proficiency, ranked #3 of 174 in GA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 225 units permitted in Haralson County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($296k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $279,296
• List price: $315,000
• Delta: 12.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Mystic Ave	0.31mi	3/1.5	1,468 (-2%)	10mo	$285,000	$194	72
1168 S Georgia Ave S	0.45mi	3/2.0	1,428 (-5%)	22mo	$308,505	$216	52
176 Reid Rd	0.65mi	3/3.0	1,706 (+14%)	22mo	$268,000	$157	24

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $51,896
• Equity at exit: $46,968

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $177,942
• Equity at exit: $27,235

Cash invested: $88,200 (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 30110

• Home prices YoY: -8.0%
• Active inventory: 148
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,800 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $1,615

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,833	-5% $1,724	+0% $1,615	+5% $1,506	+10% $1,397
Rent	-10% $1,236	-5% $1,426	+0% $1,615	+5% $1,805	+10% $1,994
Rate	-1.0pp $1,774	-0.5pp $1,695	base $1,615	+0.5pp $1,533	+1.0pp $1,450

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	44d	1	1.33mi

Listing history 16 events

1. 2026-06-21
   days on market $315,000 Active 76 DOM
2. 2026-06-18
   days on market $315,000 Active 73 DOM
3. 2026-06-17
   days on market $315,000 Active 72 DOM
4. 2026-06-16
   days on market $315,000 Active 71 DOM
5. 2026-06-15
   days on market $315,000 Active 70 DOM
6. 2026-06-13
   days on market $315,000 Active 68 DOM
7. 2026-06-09
   days on market $315,000 Active 64 DOM
8. 2026-06-08
   days on market $315,000 Active 63 DOM
9. 2026-06-07
   days on market $315,000 Active 62 DOM
10. 2026-06-04
    days on market $315,000 Active 59 DOM
11. 2026-06-03
    days on market $315,000 Active 58 DOM
12. 2026-06-02
    days on market $315,000 Active 57 DOM
13. 2026-06-01
    days on market $315,000 Active 56 DOM
14. 2026-05-31
    days on market $315,000 Active 55 DOM
15. 2026-04-06
    listed $315,000 New 611-char remark

    Show marketing remark (611 chars)

    Charming New Construction in Bremen City Limits! 3 Bed/2 Bath, One level ranch home offers the perfect blend of space, comfort, and modern finishes. Inside, you'll find a bright, open living area. The kitchen features solid surface countertops, stainless steel appliances, soft-close cabinetry, and ample counter and storage-ideal for everyday living and entertaining. Primary bedroom features walk-in closet and an en suite master bath with a double vanity. Split bedroom plan, Laundry/Mud Room, New Home Warranty! Builder Incentives Available! Photos are stock photos, final version may be slightly different.

16. 2026-04-06
    listed $315,000 Active 611-char remark

    Show marketing remark (611 chars)

    Charming New Construction in Bremen City Limits! 3 Bed/2 Bath, One level ranch home offers the perfect blend of space, comfort, and modern finishes. Inside, you'll find a bright, open living area. The kitchen features solid surface countertops, stainless steel appliances, soft-close cabinetry, and ample counter and storage-ideal for everyday living and entertaining. Primary bedroom features walk-in closet and an en suite master bath with a double vanity. Split bedroom plan, Laundry/Mud Room, New Home Warranty! Builder Incentives Available! Photos are stock photos, final version may be slightly different.

ⓘ 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 4/10 Moderate 7 d/yr ≥102°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: $57,600
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − Depreciation: −$9,164
• Taxable income: $15,275
• Est. tax owed @ 24.0%: −$3,666
• After-tax cash flow: $15,715/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

Excellent 100/100 None rehab

This charming new construction home in Bremen City Limits is move-in ready with excellent condition and no visible repairs needed.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bremen City
• NCES district ID: 1300510
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $50,176
• Composite: 59.41/100
• National rank: #929
• State rank: #3 of 174 in GA

Livability — Bremen

• Score: 70/100
• State rank: #97
• US rank: #7777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bremen, GA
• Population (ZIP): 14,088

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.20%
• Current HPI: 326.4181
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-04-06 Listed $315,000 FMLS
• 2026-04-06 Listed $315,000 GAMLS