571 Ishman Ballard Rd · Newnan, GA 30263

$212,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 28 Days on market

Built 1996 1.00 ac lot Est $281k · 24% under

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• 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

Why rent when you can own your own home? It is located in Usda area, which means 100 % financing with no money down. What a find at this price point in Coweta county. !! Check out this new Price Improvement on this Move in Ready Ranch home with new HVAC . The roof and hot water heater have also been replaced recently. The kitchen is well equipped with an island, walk in pantry and stainless appliances. The bathroom features a brand new tub/shower combo. The bedrooms, kitchen and living room are spacious. The yard is huge, level and open. There are 2 porches for relaxing with family. It is located just minutes from the Downtown square in Newnan, Interstate 85 and Ashley Park.

Key facts

• New hvac
• Stainless appliances
• Replaced roof

Tags

• NEW HVAC
• REPLACED ROOF
• REPLACED HOT WATER HEATER
• ISLAND
• WALK IN PANTRY
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (13.7% below list).
• Recommended offer: $183k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 2 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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $27k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $212k implies a 864% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $182,894 (13.7% 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 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?
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: 0.86% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $280,617
• List price: $212,000
• Delta: -14.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-24,955
• Equity at exit: $31,610

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-10,517
• Equity at exit: $18,330

Cash invested: $59,360 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $153

Break-even live

Break-even rent $1,636

Max offer price $212,000

Occupancy floor 87%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Mineral Springs Ln Newnan, GA	3.0	2.0	1217	$1,886	$1.55	5d	1	0.60mi
39 Fairview Dr Newnan, GA	3.0	2.0	1460	$2,005	$1.37	44d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $212,000 Active 28 DOM
2. 2026-06-17
   remarks 685-char remark
3. 2026-06-17
   days on market $212,000 Active 27 DOM
4. 2026-06-16
   days on market $212,000 Active 26 DOM
5. 2026-06-15
   days on market $212,000 Active 25 DOM
6. 2026-06-13
   days on market $212,000 Active 23 DOM
7. 2026-06-09
   days on market $212,000 Active 19 DOM
8. 2026-06-08
   days on market $212,000 Active 18 DOM
9. 2026-06-07
   days on market $212,000 Active 17 DOM
10. 2026-06-04
    statusdays on market $212,000 Active 14 DOM
11. 2026-06-03
    days on market $212,000 New 13 DOM
12. 2026-06-02
    remarks 556-char remark
13. 2026-06-02
    days on market $212,000 New 12 DOM
14. 2026-06-01
    days on market $212,000 New 11 DOM
15. 2026-05-31
    days on market $212,000 New 10 DOM
16. 2026-05-14
    historical
17. 2026-05-14
    historical
18. 2026-03-21
    price $229,000
19. 2026-03-09
    listed $239,000 Active
20. 2026-02-20
    listed $239,000 New
21. 2026-02-14
    historical
22. 2012-10-05
    soldstatus $22,000 Sold
23. 2012-09-21
    historical
24. 2012-09-04
    listed $22,000 New

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$844/yr (+$70/mo · 76.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,947
• − Mortgage interest: −$11,875
• − Property taxes: −$1,107
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$6,167
• Taxable loss: −$1,774
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $2,256/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

+940.9% since first listed

9 events — show timeline

• 2026-05-14 Listing Removed — FMLS
• 2026-05-14 Listing Removed — GAMLS
• 2026-03-21 Price Changed $229,000 GAMLS
• 2026-03-09 Listed $239,000 FMLS
• 2026-02-20 Listed $239,000 GAMLS
• 2026-02-14 Coming Soon — GAMLS
• 2012-10-05 Sold (MLS) $22,000 GAMLS
• 2012-09-21 Listing Removed — GAMLS
• 2012-09-04 Listed $22,000 GAMLS

Property tax history

+1.4%/yr

Latest (2025): $1,107 · +3.8% YoY. Source: county tax records.