79 Robinson Ln · Newnan, GA 30263

$279,900

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 38 Days on market

Built 2003 7,840 sqft lot $193/sqft · 15% below area Est $329k · 15% under $63/mo HOA · 3% of rent

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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 +14.3/15.0
• Cash flow +9.3/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING 3/2 HOME IN SOUGHT-OUT NEIGHBORHOOD IN A GREAT LOCATION ONLY MINUTES FROM DOWNTOWN NEWNAN! This home features an open floor plan with hardwood floors, new carpet, tile floors in baths, kitchen w/judges paneling, island & pantry. Relax outside on the patio overlooking adorable fenced-in yard or on the front porch enjoying the breeze of the outdoor ceiling fan. Enjoy all of the amenities including nature trails, pool, splash pad, playground, and clubhouse. Perfect for first time homebuyers or empty nesters!

Key facts

• 7,840 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee covers grounds maintenance, pool, and tennis; Community amenities: playground, pool, tennis courts

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer connected; Underground utilities
• Home design: Single-family residence; House; One story; Resale property; Subdivision: Avery Park
• Construction: Built in 2003; Vinyl siding; Composition roof; No basement
• Exterior features: Back yard with fencing; Located on a cul-de-sac

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Soaking tub; Split bedroom plan; Walk-in closet(s); Family room; One-level living; Fireplace (1)
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (25.0% below list).
• Recommended offer: $210k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Elm Street Elementary School (math 57% / reading 52%, grade C, #185 of 1,228 statewide, top 16%, 483 students, 47% FRL); Evans Middle School (math 26% / reading 40%, grade F, #213 of 470 statewide, top 47%, 770 students, 53% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL).
• Market conditions: Rents rising (+2.9%/yr); 539 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; list at $280k implies a 58% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,982 (25.0% 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 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $329,412
• List price: $279,900
• Delta: -15.03%
• 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
87 Paxton Pl	0.16mi	3/2.0	1,440 (-1%)	6mo	$328,000	$228	86
69 Paxton Pl	0.14mi	3/2.0	1,413 (-3%)	10mo	$300,000	$212	81
54 The Cres	0.13mi	3/2.0	1,547 (+6%)	7mo	$339,900	$220	77
134 Paxton Pl	0.24mi	3/2.0	1,482 (+2%)	12mo	$320,000	$216	75
131 Paxton Pl	0.22mi	3/2.0	1,402 (-3%)	15mo	$311,000	$222	72
44 Arendt Park Ln	0.08mi	3/2.0	1,596 (+10%)	16mo	$325,000	$204	66
437 Baldwin Ct	0.71mi	3/2.0	1,453 (+0%)	13mo	$314,000	$216	56
129 Bedford Park Dr	0.66mi	3/2.0	1,425 (-2%)	15mo	$309,000	$217	54
130 N Square Ln	0.74mi	3/2.0	1,358 (-6%)	2mo	$305,000	$225	53
10 Evan Ct	0.65mi	3/2.0	1,248 (-14%)	0mo	$320,000	$256	46
146 N Square Ln	0.73mi	3/2.0	1,594 (+10%)	7mo	$330,000	$207	44
34 Sprayberry Rd	0.66mi	2/1.0 (-1)	1,338 (-8%)	6mo	$270,000	$202	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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-58,741
• Equity at exit: $41,734

10-year hold

• IRR: -15.8%
• Equity multiple: 0.12×
• Total profit: $-69,186
• Equity at exit: $24,201

Cash invested: $78,372 (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: 539
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$117
• HOA: −$63
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-206

Break-even live

Break-even rent $2,360

Max offer price $243,568

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-126	+0% $-206	+5% $-285	+10% $-364
Rent	-10% $-372	-5% $-289	+0% $-206	+5% $-123	+10% $-40
Rate	-1.0pp $-65	-0.5pp $-134	base $-206	+0.5pp $-278	+1.0pp $-352

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Paxton Pl Newnan, GA	3.0	2.0	1494	$2,185	$1.46	5d	1	0.22mi
3 Grier Ln Newnan, GA	3.0	2.0	1815	$1,971	$1.09	45d	1	0.54mi
999 Overby Park Dr Newnan, GA	2.0–3.0	2.0–2.5	1470	$2,049	$1.39	5d	8	0.74mi
39 Willow Dr Newnan, GA	3.0	1.0	950	$2,500	$2.63	4d	1	1.10mi
49 North St Newnan, GA	3.0	2.0	1300	$1,800	$1.38	26d	1	1.14mi
10 American Ave Newnan, GA	2.0	2.5	1331	$2,066	$1.55	7d	6	1.21mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,600	$1.68	0d	1	1.23mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,695	$1.78	26d	1	1.23mi
22 Willow Dr Newnan, GA	3.0	1.0	950	$1,695	$1.78	17d	1	1.23mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   pricestatusdays on market $279,900 Under Contract 38 DOM
2. 2026-06-18
   days on market $299,900 Active 36 DOM
3. 2026-06-17
   days on market $299,900 Active 35 DOM
4. 2026-06-16
   days on market $299,900 Active 34 DOM
5. 2026-06-15
   days on market $299,900 Active 33 DOM
6. 2026-06-13
   days on market $299,900 Active 31 DOM
7. 2026-06-09
   days on market $299,900 Active 27 DOM
8. 2026-06-08
   days on market $299,900 Active 26 DOM
9. 2026-06-07
   days on market $299,900 Active 25 DOM
10. 2026-06-04
    days on market $299,900 Active 22 DOM
11. 2026-06-03
    days on market $299,900 Active 21 DOM
12. 2026-06-02
    days on market $299,900 Active 20 DOM
13. 2026-06-01
    days on market $299,900 Active 19 DOM
14. 2026-05-31
    days on market $299,900 Active 18 DOM
15. 2026-05-13
    listed $299,900 New 1311-char remark
16. 2026-05-11
    historical $299,900 1311-char remark
17. 2017-08-30
    soldstatus $176,800
18. 2017-08-28
    soldstatus $176,750 Sold 523-char remark

    Show marketing remark (523 chars)

    CHARMING 3/2 HOME IN SOUGHT-OUT NEIGHBORHOOD IN A GREAT LOCATION ONLY MINUTES FROM DOWNTOWN NEWNAN! This home features an open floor plan with hardwood floors, new carpet, tile floors in baths, kitchen w/judges paneling, island & pantry. Relax outside on the patio overlooking adorable fenced-in yard or on the front porch enjoying the breeze of the outdoor ceiling fan. Enjoy all of the amenities including nature trails, pool, splash pad, playground, and clubhouse. Perfect for first time homebuyers or empty nesters!

19. 2017-07-25
    status Under Contract 523-char remark

    Show marketing remark (523 chars)

    CHARMING 3/2 HOME IN SOUGHT-OUT NEIGHBORHOOD IN A GREAT LOCATION ONLY MINUTES FROM DOWNTOWN NEWNAN! This home features an open floor plan with hardwood floors, new carpet, tile floors in baths, kitchen w/judges paneling, island & pantry. Relax outside on the patio overlooking adorable fenced-in yard or on the front porch enjoying the breeze of the outdoor ceiling fan. Enjoy all of the amenities including nature trails, pool, splash pad, playground, and clubhouse. Perfect for first time homebuyers or empty nesters!

20. 2017-07-17
    listed $179,900 New 523-char remark

    Show marketing remark (523 chars)

    CHARMING 3/2 HOME IN SOUGHT-OUT NEIGHBORHOOD IN A GREAT LOCATION ONLY MINUTES FROM DOWNTOWN NEWNAN! This home features an open floor plan with hardwood floors, new carpet, tile floors in baths, kitchen w/judges paneling, island & pantry. Relax outside on the patio overlooking adorable fenced-in yard or on the front porch enjoying the breeze of the outdoor ceiling fan. Enjoy all of the amenities including nature trails, pool, splash pad, playground, and clubhouse. Perfect for first time homebuyers or empty nesters!

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,605 · $217/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 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: $25,198
• − Mortgage interest: −$15,679
• − Property taxes: −$2,605
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$756
• − Depreciation: −$8,143
• Taxable loss: −$7,416
• Est. tax savings @ 24.0%: +$1,780
• After-tax cash flow: $-688/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

+66.7% since first listed

6 events — show timeline

• 2026-05-13 Listed $299,900 GAMLS
• 2026-05-11 Coming Soon $299,900 GAMLS
• 2017-08-30 Sold (Public Records) $176,800 Public Records
• 2017-08-28 Sold (MLS) $176,750 GAMLS
• 2017-07-25 Pending — GAMLS
• 2017-07-17 Listed $179,900 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $2,605 · -5.5% YoY. Source: county tax records.