405 Church St · Bremen, GA 30110

$289,900

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 14 Days on market

Built 1955 0.48 ac lot Est $270k · 7% over

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

• Schools +5.9/10.0
• Cash flow +5.0/30.0
• ARV discount +4.1/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Would you love to live in a home where the former owner cared for it as much as you will? Would you love to live in a hometown community with Superior Schools and absolute quick access to every modern convenience? Would you love a home that has been updated and kept in amazing condition? Then welcome home! This Beautiful Ranch on Basement in sought after Bremen School System boasts this and so much more. Here are just a few items: updated, remodeled, and/or added: Roof, Countertops, Appliances, Kitchen, Bathrooms, Storage Building, Electrical Wiring & Breakers, Backyard Fence, Basement Water Proofing System, Basement Outlets, Garage Door Opener for Back Entry Garage, Ceiling Fans, Windows Across Front of House, Smoke Detectors, Hall Bath Vanity, Living Room Sun Shades, Master Shower, Closet Racking System, Murphy Bed and more! This fabulous property also boasts: Master on Main, Two Car Carport w/ Back Patio, Foyer Entrance, Dayroom/Living Room, Hardwood, Vinyl, Tile Flooring throughout, New Appliances, Refrigerator & Microwave Included, Private Backyard, Garden Area, Minutes from Schools, Shopping, Interstate 20, Highway 27 & 78, all on Sewer and More!

Key facts

• 0.48 acre lot
• 6 parking spots
• Built 1955

Property features AI

Exterior

• Parking: Total of 6 parking spaces; Two carport spaces; Carport
• Utilities: Public water; Public sewer; 110-volt electric; Cable, electricity, natural gas, phone, sewer and water available; Water heater is gas
• Home design: One-level home; Brick four-sides and vinyl siding exterior; Composition roof; Updated/remodeled condition; Block and brick/mortar foundation
• Construction: Built with brick and vinyl siding; Composition roofing; Block and brick/mortar foundation; Includes outbuilding and workshop
• Exterior features: Private yard; Covered patio/porch; Rain gutters; Exterior lighting; Storage; Chain-link fencing around back yard; Other yard/lot features

Interior

• Kitchen: White cabinets with country-style kitchen; Laminate countertops; Pantry; Open view to family room; Dishwasher; Gas range; Microwave; Refrigerator; Self-cleaning oven; Range hood
• Bedrooms: Three main-level bedrooms; Primary bedroom located on the main level
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: Two full bathrooms; Primary bathroom with shower (no tub)
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Double-pane, insulated and storm windows; No shared/common walls; Unfinished basement; Workshop and outbuilding on the property; Dehumidifier
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-678 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (41.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (51.3% below list).
• Recommended offer: $141k (51.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Jones Elementary School (math 67% / reading 67%, grade B+, #79 of 1,228 statewide, top 7%, 760 students, 18% FRL); Bremen Middle School (math 75% / reading 72%, grade A, #9 of 470 statewide, top 2%, 509 students, 14% FRL); Bremen High School (math 52% / reading 57%, grade C-, #21 of 424 statewide, top 5%, 749 students, 15% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 148 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $161k; list at $290k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,236 (51.3% 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. Built in 1955 — 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 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?
5. 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?
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: 0.49% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.03%
• DSCR: 0.55
• GRM: 17.1

CMA / ARV

• ARV (on-the-fly): $269,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Marchman St	0.15mi	3/2.0	1,456 (+6%)	0mo	$285,000	$196	83
130 Sharp St	0.06mi	3/3.0	1,350 (-2%)	10mo	$298,000	$221	81
214 Gordon St	0.26mi	3/1.0	1,484 (+8%)	1mo	$235,000	$158	70
113 Sharp St	0.13mi	3/2.5	1,528 (+11%)	11mo	$299,900	$196	65
542 Waddell St	0.58mi	3/2.0	1,434 (+4%)	5mo	$289,900	$202	62
317 Lakeview Dr	0.53mi	2/1.0 (-1)	1,356 (-2%)	4mo	$110,000	$81	61
311 Kensington Cir	0.28mi	3/2.0	1,579 (+15%)	4mo	$365,000	$231	59
91 Sewell Rd	0.55mi	3/1.0	1,294 (-6%)	6mo	$160,000	$124	56
115 Price St	0.48mi	3/1.0	1,556 (+13%)	1mo	$180,000	$116	51
116 Pecan	0.62mi	2/2.0 (-1)	1,503 (+9%)	1mo	$250,000	$166	50
519 Hickory St	0.48mi	3/2.0	1,172 (-15%)	10mo	$215,000	$183	44
325 Lakeview Dr	0.60mi	2/2.0 (-1)	1,268 (-8%)	12mo	$270,000	$213	44

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: -34.4%
• Equity multiple: -0.11×
• Total profit: $-90,276
• Equity at exit: $43,225

10-year hold

• IRR: -44.5%
• Equity multiple: -0.66×
• Total profit: $-134,663
• Equity at exit: $25,065

Cash invested: $81,172 (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: 148
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-678

Break-even live

Break-even rent $2,271

Max offer price $170,101

Occupancy floor —

Sensitivity live

Price	-10% $-514	-5% $-596	+0% $-678	+5% $-760	+10% $-842
Rent	-10% $-790	-5% $-734	+0% $-678	+5% $-622	+10% $-567
Rate	-1.0pp $-532	-0.5pp $-604	base $-678	+0.5pp $-753	+1.0pp $-830

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	3d	1	0.28mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	45d	1	0.45mi
409 Tallapoosa St Bremen, GA	2.0	1.5	1050	$1,295	$1.23	0d	1	0.68mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,375	$1.26	0d	1	0.70mi
804 Highway 27 N Bremen, GA	2.0	1.5	1044	$1,595	$1.53	0d	1	1.10mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	3d	1	1.32mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	0d	1	1.32mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $289,900 Pending 14 DOM
2. 2026-06-04
   days on market $289,900 Active 13 DOM
3. 2026-06-03
   days on market $289,900 Active 12 DOM
4. 2026-06-02
   days on market $289,900 Active 11 DOM
5. 2026-06-01
   days on market $289,900 Active 10 DOM
6. 2026-05-31
   days on market $289,900 Active 9 DOM
7. 2026-05-22
   listed $289,900 Active
8. 2026-05-19
   historical $289,900 1083-char remark

   Show marketing remark (1182 chars)

   Would you love to live in a home where the former owner cared for it as much as you will? Would you love to live in a hometown community with Superior Schools and absolute quick access to every modern convenience? Would you love a home that has been updated and kept in amazing condition? Then welcome home! This Beautiful Ranch on Basement in sought after Bremen School System boasts this and so much more. Here are just a few items: updated, remodeled, and/or added: Roof, Countertops, Appliances, Kitchen, Bathrooms, Storage Building, Electrical Wiring & Breakers, Backyard Fence, Basement Water Proofing System, Basement Outlets, Garage Door Opener for Back Entry Garage, Ceiling Fans, Windows Across Front of House, Smoke Detectors, Hall Bath Vanity, Living Room Sun Shades, Master Shower, Closet Racking System, Murphy Bed and more! This fabulous property also boasts: Master on Main, Two Car Carport w/ Back Patio, Foyer Entrance, Dayroom/Living Room, Hardwood, Vinyl, Tile Flooring throughout, New Appliances, Refrigerator & Microwave Included, Private Backyard, Garden Area, Minutes from Schools, Shopping, Interstate 20, Highway 27 & 78, all on Sewer and More!

9. 2026-05-19
   historical $289,900

   Show marketing remark (1182 chars)

   Would you love to live in a home where the former owner cared for it as much as you will? Would you love to live in a hometown community with Superior Schools and absolute quick access to every modern convenience? Would you love a home that has been updated and kept in amazing condition? Then welcome home! This Beautiful Ranch on Basement in sought after Bremen School System boasts this and so much more. Here are just a few items: updated, remodeled, and/or added: Roof, Countertops, Appliances, Kitchen, Bathrooms, Storage Building, Electrical Wiring & Breakers, Backyard Fence, Basement Water Proofing System, Basement Outlets, Garage Door Opener for Back Entry Garage, Ceiling Fans, Windows Across Front of House, Smoke Detectors, Hall Bath Vanity, Living Room Sun Shades, Master Shower, Closet Racking System, Murphy Bed and more! This fabulous property also boasts: Master on Main, Two Car Carport w/ Back Patio, Foyer Entrance, Dayroom/Living Room, Hardwood, Vinyl, Tile Flooring throughout, New Appliances, Refrigerator & Microwave Included, Private Backyard, Garden Area, Minutes from Schools, Shopping, Interstate 20, Highway 27 & 78, all on Sewer and More!

10. 2020-03-30
    soldstatus $161,000

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$833/yr (+$69/mo · 45.4%)

ⓘ 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,948
• − Mortgage interest: −$16,239
• − Property taxes: −$1,834
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$8,433
• Taxable loss: −$13,720
• Est. tax savings @ 24.0%: +$3,293
• After-tax cash flow: $-4,845/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

+80.1% since first listed

7 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — FMLS
• 2026-05-25 Listed $289,900 GAMLS
• 2026-05-22 Listed $289,900 FMLS
• 2026-05-19 Coming Soon $289,900 GAMLS
• 2026-05-19 Coming Soon $289,900 FMLS
• 2020-03-30 Sold (Public Records) $161,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,834 · -1.5% YoY. Source: county tax records.