50 Meadow View St · East Newnan, GA 30263

$95,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 20 Days on market

Built 2017 Good condition $74/sqft · at area comps Est $96k · at est. ↓ 9% 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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing house on a large beautifully landscaped lot with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. A wonderful porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $870 a month. This is not included in the price of the home. Close to the I-85, downtown Newnan, shopping, restaurants, and Atlanta.

Key facts

• Front porch
• Side deck
• Landscaped lot

Tags

• LANDSCAPED LOT
• NEW KITCHEN APPLIANCES
• LVP FLOORING
• FRONT PORCH
• SIDE DECK
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 2.6% in East 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 48/100 on livability (#590 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime 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; 1 comparable units currently listed for rent nearby; 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 $663 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,461 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.05% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.76%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $95,835
• List price: $95,900
• Delta: 0.16%
• 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
50 Meadow View St	0.00mi	3/2.0	1,296 (0%)	13mo	$90,000	$69	89
9 Meadow View St	0.14mi	2/2.0 (-1)	1,300 (+0%)	8mo	$91,400	$70	81
28 Redwood Cir	0.00mi	2/2.0 (-1)	1,344 (+4%)	11mo	$75,000	$56	80
41 Bob White Ln	0.06mi	2/2.0 (-1)	1,242 (-4%)	9mo	$84,900	$68	77
145 Willow Drive Dr E	0.11mi	3/2.0	1,296 (0%)	22mo	$95,000	$73	77
131 Bob White Ln	0.07mi	3/2.0	1,404 (+8%)	10mo	$101,111	$72	75
48 Pinecrest Dr	0.17mi	3/2.0	1,400 (+8%)	6mo	$70,000	$50	74
15 Meadowview St	0.13mi	3/2.0	1,424 (+10%)	5mo	$102,000	$72	73
62 Pinecrest Dr	0.16mi	3/2.0	1,400 (+8%)	22mo	$99,990	$71	61
1575 Turkey Creek Rd	0.71mi	3/3.0	1,488 (+15%)	18mo	$279,900	$188	23

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: 35.9%
• Equity multiple: 2.52×
• Total profit: $40,896
• Equity at exit: $14,299

10-year hold

• IRR: 42.6%
• Equity multiple: 5.01×
• Total profit: $107,644
• Equity at exit: $8,292

Cash invested: $26,852 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,438/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $890

Break-even live

Break-even rent $839

Max offer price $95,900

Occupancy floor 50%

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Bur Oak Bnd Newnan, GA	3.0–5.0	2.0–3.0	1989	$2,294	$1.15	2d	8	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $95,900 Active 20 DOM
2. 2026-06-17
   days on market $95,900 Active 19 DOM
3. 2026-06-16
   days on market $95,900 Active 18 DOM
4. 2026-06-15
   days on market $95,900 Active 17 DOM
5. 2026-06-13
   statusdays on market $95,900 Active 15 DOM
6. 2026-06-09
   days on market $95,900 New 11 DOM
7. 2026-06-08
   days on market $95,900 New 10 DOM
8. 2026-06-07
   days on market $95,900 New 9 DOM
9. 2026-06-04
   days on market $95,900 New 6 DOM
10. 2026-06-03
    days on market $95,900 New 5 DOM
11. 2026-06-02
    days on market $95,900 New 4 DOM
12. 2026-06-02
    remarks 653-char remark
13. 2026-06-02
    pricestatusdays on marketlisting id $95,900 New 3 DOM
14. 2026-04-26
    price $95,990 618-char remark

    Show marketing remark (618 chars)

    Amazing house on a large beautifully landscaped lot with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. A wonderful porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $870 a month. This is not included in the price of the home. Close to the I-85, downtown Newnan, shopping, restaurants, and Atlanta.

15. 2026-02-18
    price $99,990 618-char remark

    Show marketing remark (618 chars)

    Amazing house on a large beautifully landscaped lot with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. A wonderful porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $870 a month. This is not included in the price of the home. Close to the I-85, downtown Newnan, shopping, restaurants, and Atlanta.

16. 2025-05-21
    soldstatus $90,000 Sold 574-char remark

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

17. 2025-05-21
    soldstatus $90,000 Closed

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

18. 2025-05-06
    status Under Contract 574-char remark

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

19. 2025-05-06
    status Pending

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

20. 2025-04-28
    listed $105,000 New 618-char remark

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

21. 2025-04-28
    listed $90,000 New 574-char remark

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

22. 2025-04-28
    listed $90,000 Active

    Show marketing remark (574 chars)

    This is an amazing gem with great curb appeal. A ranch home with one level, 3 bedrooms and 2 baths, new kitchen appliances, and LVP flooring. Features a porch on the front of the home and a deck on the side. Additional storage is also available. This community is a Modular Home Community, which offers very nice and luxurious modular home a playground, in-ground pool, grounds maintenance, green space, and a dog park. Lot rental dues are paid monthly at $744 a month. This is not included in the price of the home. Close to the interstate and minutes from downtown Newnan.

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $23,581
• − Mortgage interest: −$5,372
• − Property taxes: −$1,438
• − Insurance: −$480
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$2,790
• Taxable income: $9,728
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $8,341/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home features a good condition with new kitchen appliances and LVP flooring, making it a solid investment.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Trim bushes — Maintains property's aesthetic and attracts tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Trim bushes — Maintains property's aesthetic and attracts tenants ↑

ⓘ 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: 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 — East Newnan

• Score: 48/100
• State rank: #590
• US rank: #26037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• 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

-8.6% since first listed

9 events — show timeline

• 2026-04-26 Price Changed $95,990 GAMLS
• 2026-02-18 Price Changed $99,990 GAMLS
• 2025-05-21 Sold (MLS) $90,000 FMLS
• 2025-05-21 Sold (MLS) $90,000 GAMLS
• 2025-05-06 Pending — GAMLS
• 2025-05-06 Pending — FMLS
• 2025-04-28 Listed $90,000 FMLS
• 2025-04-28 Listed $90,000 GAMLS
• 2025-04-28 Listed $105,000 GAMLS