56 North St · Newnan, GA 30263

$155,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 57 Days on market

Built 1910 8,276 sqft lot $173/sqft · 27% below area Est $212k · 27% 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 +5.8/10.0
• 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

Charming 2 bedroom, 1 bath home with a classic rocking chair front porch. Inside, the living room features a cozy fireplace and hardwood flooring. The kitchen provides plenty of cabinet space, making storage and organization a breeze. Both bedrooms are well-sized and share a full bathroom. Outside, you'll find a convenient drive-around driveway and a covered back patio. Located just minutes from Ashley Park, this home offers easy access to shopping, dining, and entertainment. Southeast Mortgage is our preferred lender. If buyer chooses to work with them, Southeast Mortgage will provide 1% credit up to $5,000. Reach out to the listing agent for more information.

Key facts

• Hardwood flooring
• Covered back patio
• Cozy fireplace

Tags

• ROCKING CHAIR FRONT PORCH
• COZY FIREPLACE
• HARDWOOD FLOORING
• PLENTY OF CABINET SPACE
• DRIVE-AROUND DRIVEWAY
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1910 — 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: 1.08% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (median comp): $211,865
• List price: $155,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Martin St	0.35mi	2/1.0	966 (+8%)	16mo	$175,000	$181	58

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,225
• Equity at exit: $23,111

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $22,539
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$813
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $332

Break-even live

Break-even rent $1,251

Max offer price $155,000

Occupancy floor 75%

Sensitivity live

Price	-10% $420	-5% $376	+0% $332	+5% $288	+10% $244
Rent	-10% $200	-5% $266	+0% $332	+5% $398	+10% $464
Rate	-1.0pp $410	-0.5pp $371	base $332	+0.5pp $292	+1.0pp $251

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Ozmore St Newnan, GA	2.0	1.0	825	$1,500	$1.82	44d	1	0.39mi
6 Ozmore St Newnan, GA	2.0	1.0	825	$1,495	$1.81	16d	1	0.39mi
6 Ozmore St Newnan, GA	2.0	1.0	825	$1,495	$1.81	25d	1	0.39mi
43 Berry Ave Newnan, GA	3.0	1.0	1016	$1,475	$1.45	6d	1	0.75mi
140 Jefferson Pkwy Newnan, GA	1.0–3.0	1.0–2.0	1162	$1,638	$1.41	2d	24	0.82mi
300 Ashley Park Blvd Newnan, GA	1.0–3.0	1.0–2.5	1147	$1,946	$1.70	2d	51	0.98mi
101 Ashley Park Dr Newnan, GA	1.0–3.0	1.0–2.0	1022	$2,116	$2.07	2d	21	0.99mi
15 Casey St Newnan, GA	2.0	2.0	1022	$1,850	$1.81	25d	1	1.04mi
500 Lullwater Cir Newnan, GA	1.0–3.0	1.0–2.0	1117	$1,595	$1.43	2d	10	1.20mi
138 Greison Trl Newnan, GA	1.0–2.0	1.0–2.0	962	$1,918	$1.99	3d	20	1.39mi
13 Greenville St S Unit B Newnan, GA	2.0	2.0	950	$2,400	$2.53	20d	1	1.41mi
80 Newnan Lakes Blvd Newnan, GA	1.0–3.0	1.0–2.0	966	$1,625	$1.68	4d	8	1.44mi
39 Willow Dr Newnan, GA	3.0	1.0	950	$2,500	$2.63	3d	1	1.46mi
47 Robinson St Unit 40A Newnan, GA	1.0	1.0	600	$950	$1.58	22d	1	1.49mi
47 Robinson St Unit 40A Newnan, GA	1.0	1.0	600	$950	$1.58	25d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $155,000 Active 57 DOM
2. 2026-06-17
   days on market $155,000 Active 56 DOM
3. 2026-06-16
   days on market $155,000 Active 55 DOM
4. 2026-06-15
   days on market $155,000 Active 54 DOM
5. 2026-06-13
   days on market $155,000 Active 52 DOM
6. 2026-06-09
   days on market $155,000 Active 48 DOM
7. 2026-06-08
   days on market $155,000 Active 47 DOM
8. 2026-06-07
   days on market $155,000 Active 46 DOM
9. 2026-06-04
   days on market $155,000 Active 43 DOM
10. 2026-06-03
    days on market $155,000 Active 42 DOM
11. 2026-06-02
    days on market $155,000 Active 41 DOM
12. 2026-06-01
    days on market $155,000 Active 40 DOM
13. 2026-05-31
    days on market $155,000 Active 39 DOM
14. 2026-05-04
    price $155,000 669-char remark

    Show marketing remark (669 chars)

    Charming 2 bedroom, 1 bath home with a classic rocking chair front porch. Inside, the living room features a cozy fireplace and hardwood flooring. The kitchen provides plenty of cabinet space, making storage and organization a breeze. Both bedrooms are well-sized and share a full bathroom. Outside, you'll find a convenient drive-around driveway and a covered back patio. Located just minutes from Ashley Park, this home offers easy access to shopping, dining, and entertainment. Southeast Mortgage is our preferred lender. If buyer chooses to work with them, Southeast Mortgage will provide 1% credit up to $5,000. Reach out to the listing agent for more information.

15. 2026-04-20
    listed $169,000 New 669-char remark

    Show marketing remark (669 chars)

    Charming 2 bedroom, 1 bath home with a classic rocking chair front porch. Inside, the living room features a cozy fireplace and hardwood flooring. The kitchen provides plenty of cabinet space, making storage and organization a breeze. Both bedrooms are well-sized and share a full bathroom. Outside, you'll find a convenient drive-around driveway and a covered back patio. Located just minutes from Ashley Park, this home offers easy access to shopping, dining, and entertainment. Southeast Mortgage is our preferred lender. If buyer chooses to work with them, Southeast Mortgage will provide 1% credit up to $5,000. Reach out to the listing agent for more information.

16. 2022-06-24
    soldstatus $135,000 Sold 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

17. 2022-05-30
    status Under Contract 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

18. 2022-05-25
    status Back On Market 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

19. 2022-05-23
    status Under Contract 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

20. 2022-05-19
    status Back On Market 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

21. 2022-05-19
    price $160,000 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

22. 2022-05-04
    status Under Contract 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

23. 2022-04-23
    listed $175,000 New 172-char remark

    Show marketing remark (172 chars)

    Quaint old school house, now a 2 bedroom & 1 bathroom house. New plumbing. So much potential. Conveniently located near Ashley Park, I-85, Hwy 34 & downtown Newnan.

24. 2005-10-25
    soldstatus $65,000

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$98/yr (+$8/mo · 7.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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: $20,050
• − Mortgage interest: −$8,682
• − Property taxes: −$1,328
• − Insurance: −$775
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,509
• Taxable income: $1,547
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,611/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

+138.5% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $155,000 GAMLS
• 2026-04-20 Listed $169,000 GAMLS
• 2022-06-24 Sold (MLS) $135,000 GAMLS
• 2022-05-30 Pending — GAMLS
• 2022-05-25 Relisted — GAMLS
• 2022-05-23 Pending — GAMLS
• 2022-05-19 Relisted — GAMLS
• 2022-05-19 Price Changed $160,000 GAMLS
• 2022-05-04 Pending — GAMLS
• 2022-04-23 Listed $175,000 GAMLS
• 2005-10-25 Sold (Public Records) $65,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,328 · +0.4% YoY. Source: county tax records.