6 Kidd St · Newnan, GA 30263

$85,000

1 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 54 Days on market

Built 1950 0.38 ac lot $80/sqft · 53% below area ↓ 6% since listing

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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
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

Key facts

• Covered front porch
• Massive double lot
• 0.38 acre lot

Tags

• COVERED FRONT PORCH
• MASSIVE DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising (+2.9%/yr); 529 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.83% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.53%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

• ARV (median comp): $179,641
• List price: $85,000
• Delta: -52.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Kidd St	0.00mi	2/1.0 (+1)	1,064 (0%)	0mo	$72,000	$68	95
267 E Broad St E	0.74mi	2/1.0 (+1)	930 (-13%)	3mo	$126,500	$136	37
43 East Newnan Rd	0.62mi	2/1.0 (+1)	1,182 (+11%)	21mo	$135,000	$114	30

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $29,632
• Equity at exit: $12,674

10-year hold

• IRR: 37.0%
• Equity multiple: 4.41×
• Total profit: $81,113
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$446
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $685

Break-even live

Break-even rent $685

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $733	-5% $709	+0% $685	+5% $661	+10% $637
Rent	-10% $562	-5% $623	+0% $685	+5% $746	+10% $807
Rate	-1.0pp $728	-0.5pp $706	base $685	+0.5pp $663	+1.0pp $640

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Greison Trl Newnan, GA	1.0–2.0	1.0–2.0	962	$1,402	$1.46	3d	20	0.90mi
60 Jane Ln Newnan, GA	1.0–3.0	1.0–3.0	1293	$1,425	$1.10	3d	19	1.06mi
13 Greenville St S Unit B Newnan, GA	2.0	2.0	950	$2,400	$2.53	20d	1	1.06mi
74 Spring St Unit C Newnan, GA	1.0	1.0	1000	$1,100	$1.10	17d	1	1.23mi
15 Casey St Newnan, GA	2.0	2.0	1022	$1,850	$1.81	25d	1	1.29mi
80 Newnan Lakes Blvd Newnan, GA	1.0–3.0	1.0–2.0	966	$1,410	$1.46	4d	8	1.42mi

Listing history 6 events

1. 2026-05-19
   status Under Contract 335-char remark

   Show marketing remark (335 chars)

   This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

2. 2026-05-19
   status Pending 335-char remark

   Show marketing remark (335 chars)

   This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

3. 2026-04-18
   price $85,000 335-char remark

   Show marketing remark (335 chars)

   This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

4. 2026-04-18
   price $85,000 335-char remark

   Show marketing remark (335 chars)

   This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

5. 2026-03-25
   listed $90,000 New 335-char remark

   Show marketing remark (335 chars)

   This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

6. 2026-03-25
   listed $90,000 Active 335-char remark

   Show marketing remark (335 chars)

   This exceptional investment opportunity is perfect for the savvy investor ready to expand their portfolio! Featuring solid bones, a charming covered front porch, and situated on a massive double lot, this property offers endless potential for renovation, expansion, or redevelopment. Must close with Ganek PC - Midtown (Westcor Title).

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$63/yr (+$5/mo · 8.8%)

ⓘ 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 5/10 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: $18,621
• − Mortgage interest: −$4,761
• − Property taxes: −$719
• − Insurance: −$425
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,473
• Taxable income: $7,263
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $6,474/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

• Census place: Newnan, GA
• 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

-5.6% since first listed

6 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — FMLS
• 2026-04-18 Price Changed $85,000 FMLS
• 2026-04-18 Price Changed $85,000 GAMLS
• 2026-03-25 Listed $90,000 FMLS
• 2026-03-25 Listed $90,000 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $719 · +3.9% YoY. Source: county tax records.