116 Edwards St · Bremen, GA 30110

$230,000

3 bd · 3.5 ba · 1,664 sqft · SingleFamily public records · 147 Days on market

Built 1935 0.57 ac lot $138/sqft · at area comps Est $330k · 30% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

No sign in yard, do not disturb without confirmed appointment Renters in home. . Income producing property! Renovations have been completed on this very unique property. This property has 2 lots and two homes. The larger home in front has 4-bedroom 2 bath, huge laundry room (split bedroom plan) formal dining area, spacious kitchen. Plenty of storage in the basement. The back property has 1 bedroom 1 bath, large kitchen and living room. Covered parking on the side. A Driveway on each side. This would also be an excellent listing to build up your rental portfolio with 2 rentals. You could also use the home in the back for a Mother-in-law cottage, College student (or just extra room for company). This home is in the Heart of Bremen, across from the main hospital (great location), potential to go commercial! You can possibly subdivide and sell separately! Great potential on this property! The lease agreements will transfer with new owner!

Key facts

• Two lots
• Huge laundry room
• Formal dining area

Tags

• INCOME PRODUCING PROPERTY
• RENOVATIONS COMPLETED
• TWO LOTS
• TWO HOMES
• HUGE LAUNDRY ROOM
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (27.1% below list).
• Recommended offer: $168k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.2% in Bremen — 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 70/100 on livability (#97 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Bremen City (town): math 72% / reading 68% proficiency, ranked #3 of 174 in GA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 145 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $230k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,760 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (median comp): $330,167
• List price: $230,000
• Delta: -30.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Pecan	0.29mi	2/2.0 (-1)	1,503 (-10%)	1mo	$250,000	$166	58
0 Sewell Rd	0.53mi	4/2.0 (+1)	1,600 (-4%)	3mo	$349,000	$218	56
225 Edwards St	0.20mi	4/2.0 (+1)	1,890 (+14%)	4mo	$335,000	$177	54
115 Price St	0.52mi	3/1.0	1,556 (-6%)	1mo	$180,000	$116	54
738 Cherokee Rose	0.68mi	3/2.0	1,680 (+1%)	9mo	$280,000	$167	53
422 Oak St	0.58mi	3/2.0	1,758 (+6%)	6mo	$349,000	$199	53
625 Lawson St	0.25mi	3/2.0	1,420 (-15%)	9mo	$230,000	$162	51
705 Georgia Ave S	0.63mi	3/2.0	1,630 (-2%)	14mo	$267,500	$164	49
632 Lawson St	0.30mi	3/2.0	1,428 (-14%)	9mo	$257,500	$180	48
214 Gordon St	0.59mi	3/1.0	1,484 (-11%)	1mo	$235,000	$158	44
626 Georgia Ave S	0.66mi	3/2.0	1,461 (-12%)	6mo	$219,900	$151	38
1133 Stone Brook Ln	0.70mi	3/2.0	1,900 (+14%)	9mo	$288,000	$152	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-54,141
• Equity at exit: $34,294

10-year hold

• IRR: -20.3%
• Equity multiple: -0.07×
• Total profit: $-68,797
• Equity at exit: $19,886

Cash invested: $64,400 (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 30110

• Home prices YoY: -8.0%
• Active inventory: 145
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-265

Break-even live

Break-even rent $2,013

Max offer price $183,133

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-200	+0% $-265	+5% $-330	+10% $-395
Rent	-10% $-398	-5% $-332	+0% $-265	+5% $-199	+10% $-133
Rate	-1.0pp $-149	-0.5pp $-207	base $-265	+0.5pp $-325	+1.0pp $-386

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Crest Pointe Bremen, GA	3.0	2.5	2009	$2,145	$1.07	3d	1	0.51mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	2d	1	0.53mi
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	2d	1	0.60mi
409 Tallapoosa St Bremen, GA	2.0	1.5	1050	$1,295	$1.23	2d	1	0.61mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,375	$1.26	2d	1	0.63mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	44d	1	0.74mi

Listing history 50 events

1. 2026-06-18
   days on market $230,000 Active 147 DOM
2. 2026-06-17
   days on market $230,000 Active 146 DOM
3. 2026-06-16
   days on market $230,000 Active 145 DOM
4. 2026-06-15
   days on market $230,000 Active 144 DOM
5. 2026-06-13
   days on market $230,000 Active 142 DOM
6. 2026-06-09
   days on market $230,000 Active 138 DOM
7. 2026-06-08
   days on market $230,000 Active 137 DOM
8. 2026-06-07
   days on market $230,000 Active 136 DOM
9. 2026-06-04
   days on market $230,000 Active 133 DOM
10. 2026-06-03
    days on market $230,000 Active 132 DOM
11. 2026-06-02
    days on market $230,000 Active 131 DOM
12. 2026-06-01
    days on market $230,000 Active 130 DOM
13. 2026-05-31
    days on market $230,000 Active 129 DOM
14. 2026-01-22
    listed $230,000 New 948-char remark

    Show marketing remark (947 chars)

    No sign in yard, do not disturb without confirmed appointment Renters in home.. Income producing property! Renovations have been completed on this very unique property. This property has 2 lots and two homes. The larger home in front has 4-bedroom 2 bath, huge laundry room (split bedroom plan) formal dining area, spacious kitchen. Plenty of storage in the basement. The back property has 1 bedroom 1 bath, large kitchen and living room. Covered parking on the side. A Driveway on each side. This would also be an excellent listing to build up your rental portfolio with 2 rentals. You could also use the home in the back for a Mother-in-law cottage, College student (or just extra room for company). This home is in the Heart of Bremen, across from the main hospital (great location), potential to go commercial! You can possibly subdivide and sell separately! Great potential on this property! The lease agreements will transfer with new owner!

15. 2026-01-22
    listed $230,000 Active 947-char remark

    Show marketing remark (947 chars)

    No sign in yard, do not disturb without confirmed appointment Renters in home.. Income producing property! Renovations have been completed on this very unique property. This property has 2 lots and two homes. The larger home in front has 4-bedroom 2 bath, huge laundry room (split bedroom plan) formal dining area, spacious kitchen. Plenty of storage in the basement. The back property has 1 bedroom 1 bath, large kitchen and living room. Covered parking on the side. A Driveway on each side. This would also be an excellent listing to build up your rental portfolio with 2 rentals. You could also use the home in the back for a Mother-in-law cottage, College student (or just extra room for company). This home is in the Heart of Bremen, across from the main hospital (great location), potential to go commercial! You can possibly subdivide and sell separately! Great potential on this property! The lease agreements will transfer with new owner!

16. 2025-02-28
    historical
17. 2025-01-21
    status Active
18. 2025-01-17
    historical
19. 2025-01-11
    status Back On Market
20. 2025-01-06
    historical Active Under Contract
21. 2024-08-28
    price $230,000
22. 2024-08-28
    price $230,000
23. 2024-08-01
    listed $214,900 Active
24. 2024-08-01
    listed $214,900 New
25. 2024-01-31
    historical
26. 2024-01-31
    historical
27. 2023-07-26
    price $224,900
28. 2023-07-26
    price $224,900
29. 2023-05-31
    status Price Change
30. 2023-05-31
    price $230,000
31. 2023-05-31
    price $230,000
32. 2023-05-31
    status Active
33. 2023-05-26
    status Pending
34. 2023-05-26
    status Under Contract
35. 2023-05-23
    price $227,900
36. 2023-05-23
    price $227,900
37. 2023-04-27
    price $224,900
38. 2023-04-27
    price $224,900
39. 2023-04-14
    status Active
40. 2023-04-14
    status Price Change
41. 2023-04-14
    price $214,900
42. 2023-04-14
    price $214,900
43. 2023-04-07
    status Pending
44. 2023-04-07
    status Under Contract
45. 2023-03-04
    status Active
46. 2023-03-04
    price $229,000
47. 2023-03-04
    status Price Change
48. 2023-03-04
    price $229,000
49. 2023-02-24
    historical Active Under Contract
50. 2023-02-24
    status Under Contract

ⓘ 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $20,131
• − Mortgage interest: −$12,884
• − Property taxes: −$2,666
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,691
• Taxable loss: −$7,278
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-1,437/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: Bremen City
• NCES district ID: 1300510
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $50,176
• Composite: 59.41/100
• National rank: #929
• State rank: #3 of 174 in GA

Livability — Bremen

• Score: 70/100
• State rank: #97
• US rank: #7777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bremen, GA
• Population (ZIP): 14,088

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.20%
• Current HPI: 326.4181
• Rent YoY: —
• Metro: —
• 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

+411.1% since first listed

57 events — show timeline

• 2026-01-22 Listed $230,000 FMLS
• 2026-01-22 Listed $230,000 GAMLS
• 2025-02-28 Listing Removed — FMLS
• 2025-01-21 Relisted — FMLS
• 2025-01-17 Listing Removed — GAMLS
• 2025-01-11 Relisted — GAMLS
• 2025-01-06 Contingent — GAMLS
• 2024-08-28 Price Changed $230,000 FMLS
• 2024-08-28 Price Changed $230,000 GAMLS
• 2024-08-01 Listed $214,900 GAMLS
• 2024-08-01 Listed $214,900 FMLS
• 2024-01-31 Listing Removed — FMLS
• 2024-01-31 Listing Removed — GAMLS
• 2023-07-26 Price Changed $224,900 GAMLS
• 2023-07-26 Price Changed $224,900 FMLS
• 2023-05-31 Relisted — GAMLS
• 2023-05-31 Price Changed $230,000 GAMLS
• 2023-05-31 Price Changed $230,000 FMLS
• 2023-05-31 Relisted — FMLS
• 2023-05-26 Pending — FMLS
• 2023-05-26 Pending — GAMLS
• 2023-05-23 Price Changed $227,900 GAMLS
• 2023-05-23 Price Changed $227,900 FMLS
• 2023-04-27 Price Changed $224,900 GAMLS
• 2023-04-27 Price Changed $224,900 FMLS
• 2023-04-14 Relisted — FMLS
• 2023-04-14 Relisted — GAMLS
• 2023-04-14 Price Changed $214,900 GAMLS
• 2023-04-14 Price Changed $214,900 FMLS
• 2023-04-07 Pending — FMLS
• 2023-04-07 Pending — GAMLS
• 2023-03-04 Relisted — FMLS
• 2023-03-04 Price Changed $229,000 FMLS
• 2023-03-04 Relisted — GAMLS
• 2023-03-04 Price Changed $229,000 GAMLS
• 2023-02-24 Contingent — FMLS
• 2023-02-24 Pending — GAMLS
• 2023-02-23 Price Changed $239,000 GAMLS
• 2023-02-23 Price Changed $239,000 FMLS
• 2023-02-23 Price Changed $229,000 GAMLS
• 2023-02-23 Price Changed $229,000 FMLS
• 2023-01-23 Price Changed $239,000 GAMLS
• 2023-01-23 Price Changed $239,000 FMLS
• 2023-01-23 Relisted — GAMLS
• 2023-01-23 Relisted — FMLS
• 2023-01-11 Pending — FMLS
• 2023-01-11 Pending — GAMLS
• 2022-12-13 Price Changed $249,900 GAMLS
• 2022-12-13 Price Changed $249,900 FMLS
• 2022-12-05 Price Changed $265,000 GAMLS
• 2022-12-05 Listed $265,000 FMLS
• 2022-12-05 Listed $165,000 GAMLS
• 2022-12-03 Listing Removed — GAMLS
• 2022-11-03 Price Changed $275,000 GAMLS
• 2022-06-06 Listed $170,000 GAMLS
• 2001-04-06 Sold (Public Records) $75,000 Public Records
• 1996-06-14 Sold (Public Records) $45,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,666 · +108.9% YoY. Source: county tax records.