4 Sweetbriar Rd · Newnan, GA 30263

$175,900

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 80 Days on market

Built 1980 0.39 ac lot $143/sqft · 29% below area Est $248k · 29% under ↓ 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 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

Attention First-Time Home Buyers and Investors!!! 2BR/2BA home situated in an ideal location with a fantastic floorplan...1 bedroom, 1 bath and kitchen on main level and 1 bedroom, 1 bathroom and a kitchen is offered upstairs...perfect for rental potential. Easy Access to I-85, Piedmont Hospital, Downtown Newnan, Ashley Park, etc.

Key facts

• 0.39 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $165k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 80 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $165,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 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: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (median comp): $247,576
• List price: $175,900
• Delta: -28.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Pine Grove Cir	0.45mi	3/2.0	1,260 (+3%)	6mo	$265,000	$210	65
89 Bailey Dr	0.22mi	3/2.0	1,353 (+10%)	4mo	$240,000	$177	65
183 Arlington Ct	0.29mi	3/2.0	1,346 (+10%)	2mo	$246,500	$183	65
83 Woodrow Pl	0.26mi	3/2.0	1,240 (+1%)	22mo	$315,000	$254	64
72 Bailey Dr	0.27mi	3/1.0	1,184 (-4%)	22mo	$250,000	$211	64
206 Lagrange St	0.51mi	3/2.0	1,262 (+3%)	15mo	$250,000	$198	55
218 Arlington Ct	0.35mi	3/2.0	1,400 (+14%)	4mo	$299,900	$214	53
94 4th St	0.72mi	3/2.0	1,264 (+3%)	10mo	$290,000	$229	50
49 Virginia Heights Dr	0.70mi	3/2.0	1,275 (+4%)	9mo	$212,900	$167	49
25 S Bailey Dr	0.34mi	3/1.0	1,073 (-13%)	20mo	$175,000	$163	47
50 Bailey Dr	0.33mi	2/1.0 (-1)	1,080 (-12%)	20mo	$215,000	$199	43

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,665
• Equity at exit: $26,227

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $30,124
• Equity at exit: $15,209

Cash invested: $49,252 (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: $1,902 high
• Mortgage (P&I): −$922
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $410

Break-even live

Break-even rent $1,383

Max offer price $175,900

Occupancy floor 73%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Fairview Dr Newnan, GA	3.0	2.0	1460	$2,005	$1.37	44d	1	0.43mi
6 Georgian Dr Newnan, GA	3.0	2.0	1444	$1,875	$1.30	24d	1	0.65mi
54 Virginia Heights Dr Newnan, GA	3.0	2.0	1214	$1,945	$1.60	18d	1	0.75mi
345 Widgeon Dr Newnan, GA	4.0	2.0	1450	$1,860	$1.28	44d	1	0.93mi
42 Westgate Park Ln Newnan, GA	3.0	1.0	1075	$1,350	$1.26	44d	1	0.98mi
125 W Washington St Newnan, GA	2.0	1.0	939	$1,300	$1.38	44d	1	1.27mi
77 Spence Ave Newnan, GA	3.0	1.0	1008	$1,400	$1.39	44d	1	1.30mi
45 Domineck St Newnan, GA	3.0	2.0	1218	$1,800	$1.48	5d	1	1.33mi
7 N Annie St Newnan, GA	2.0	1.0	907	$1,550	$1.71	20d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $175,900 Active 80 DOM
2. 2026-06-17
   days on market $175,900 Active 79 DOM
3. 2026-06-16
   days on market $175,900 Active 78 DOM
4. 2026-06-15
   days on market $175,900 Active 77 DOM
5. 2026-06-13
   days on market $175,900 Active 75 DOM
6. 2026-06-09
   days on market $175,900 Active 71 DOM
7. 2026-06-08
   days on market $175,900 Active 70 DOM
8. 2026-06-07
   days on market $175,900 Active 69 DOM
9. 2026-06-04
   days on market $175,900 Active 66 DOM
10. 2026-06-03
    days on market $175,900 Active 65 DOM
11. 2026-06-02
    days on market $175,900 Active 64 DOM
12. 2026-06-01
    days on market $175,900 Active 63 DOM
13. 2026-05-31
    statusdays on market $175,900 Active 62 DOM
14. 2026-05-09
    price $199,500 332-char remark

    Show marketing remark (332 chars)

    Attention First-Time Home Buyers and Investors!!! 2BR/2BA home situated in an ideal location with a fantastic floorplan...1 bedroom, 1 bath and kitchen on main level and 1 bedroom, 1 bathroom and a kitchen is offered upstairs...perfect for rental potential. Easy Access to I-85, Piedmont Hospital, Downtown Newnan, Ashley Park, etc.

15. 2026-04-18
    price $215,000 332-char remark

    Show marketing remark (332 chars)

    Attention First-Time Home Buyers and Investors!!! 2BR/2BA home situated in an ideal location with a fantastic floorplan...1 bedroom, 1 bath and kitchen on main level and 1 bedroom, 1 bathroom and a kitchen is offered upstairs...perfect for rental potential. Easy Access to I-85, Piedmont Hospital, Downtown Newnan, Ashley Park, etc.

16. 2026-04-03
    status Back On Market 332-char remark

    Show marketing remark (332 chars)

    Attention First-Time Home Buyers and Investors!!! 2BR/2BA home situated in an ideal location with a fantastic floorplan...1 bedroom, 1 bath and kitchen on main level and 1 bedroom, 1 bathroom and a kitchen is offered upstairs...perfect for rental potential. Easy Access to I-85, Piedmont Hospital, Downtown Newnan, Ashley Park, etc.

17. 2026-03-30
    status Under Contract 332-char remark

    Show marketing remark (332 chars)

    Attention First-Time Home Buyers and Investors!!! 2BR/2BA home situated in an ideal location with a fantastic floorplan...1 bedroom, 1 bath and kitchen on main level and 1 bedroom, 1 bathroom and a kitchen is offered upstairs...perfect for rental potential. Easy Access to I-85, Piedmont Hospital, Downtown Newnan, Ashley Park, etc.

18. 2026-03-20
    listed $219,900 New 332-char remark

    Show marketing remark (332 chars)

    Attention First-Time Home Buyers and Investors!!! 2BR/2BA home situated in an ideal location with a fantastic floorplan...1 bedroom, 1 bath and kitchen on main level and 1 bedroom, 1 bathroom and a kitchen is offered upstairs...perfect for rental potential. Easy Access to I-85, Piedmont Hospital, Downtown Newnan, Ashley Park, etc.

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$460/yr (+$38/mo · 39.8%)

ⓘ 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 6/10 Major 7 d/yr ≥104°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,824
• − Mortgage interest: −$9,853
• − Property taxes: −$1,158
• − Insurance: −$880
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$5,117
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $4,405/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

• 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

-9.3% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $199,500 GAMLS
• 2026-04-18 Price Changed $215,000 GAMLS
• 2026-04-03 Relisted — GAMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-20 Listed $219,900 GAMLS

Property tax history

+17.8%/yr

Latest (2025): $1,158 · -2.3% YoY. Source: county tax records.