41 Reynolds St · Bremen, GA 30110

$329,900

3 bd · 1.5 ba · 1,247 sqft · SingleFamily public records · 9 Days on market

Built 1974 0.54 ac lot

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wish list: fulfilled! Welcome home to this stunningly remodeled 3-bed, 2-bath brick ranch. Everything is fresh and brand new, from the roof and HVAC to the kitchen cabinets, appliances, and bathrooms. Nestled on a spacious half-acre lot, you will love the fully fenced backyard. Bonus: This property has great potential to be annexed into Bremen City schools, following the path of both neighboring homes. Take a look at this sneak peek before professional photos drop-schedule your tour today!

Key facts

• 0.54 acre lot
• Garage
• Built 1974

Tags

• REMODELED BRICK RANCH
• FULLY FENCED BACKYARD
• SPACIOUS HALF-ACRE LOT

Property features AI

Finance

• Other: Insulation listed for energy efficiency; Crawl space basement

Exterior

• Parking: Attached carport; Two total parking spaces (including 2 carport spaces)
• Utilities: Public water; Septic tank sewer; 110V and 220V electric
• Home design: One-level home; Fee simple ownership; Brick exterior; Facing/entry level: One; Composition roof; Updated/remodeled
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Back yard fencing; Deck; Other exterior features

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen with other features
• Bedrooms: Three bedrooms on the main level; Master suite on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: Other features
• Heating & cooling: Heat pump heating; Electric cooling
• Interior features: Updated/remodeled condition; No common walls; Attic space; Other interior features
• Laundry & utility: Laundry located in the garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Cap rate 9.1% 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.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buchanan Primary School (445 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 9 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 $80k; list at $330k implies a 312% gain — meaningful room to come down on a strong offer.

Recommended offer $329,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $178,321
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Lakeview Dr	0.49mi	2/2.0 (-1)	1,268 (+2%)	12mo	$270,000	$213	57
317 Lakeview Dr	0.55mi	2/1.0 (-1)	1,356 (+9%)	4mo	$110,000	$81	49
12 C W Smith Cir	0.48mi	4/1.0 (+1)	1,400 (+12%)	3mo	$200,000	$143	48
215 Water Works	0.64mi	3/2.0	1,342 (+8%)	23mo	$160,000	$119	36

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-4,448
• Equity at exit: $49,189

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $58,858
• Equity at exit: $28,524

Cash invested: $92,372 (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 30110

• Home prices YoY: -8.0%
• Active inventory: 148
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,474 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $772

Break-even live

Break-even rent $2,498

Max offer price $329,900

Occupancy floor 73%

Sensitivity live

Price	-10% $958	-5% $865	+0% $772	+5% $678	+10% $585
Rent	-10% $497	-5% $634	+0% $772	+5% $909	+10% $1,046
Rate	-1.0pp $938	-0.5pp $856	base $772	+0.5pp $686	+1.0pp $599

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Highway 27 N Bremen, GA	2.0	1.5	1044	$1,595	$1.53	0d	1	0.24mi
121 Marchman St Bremen, GA	2.0	1.0	775	$1,000	$1.29	45d	1	0.95mi
243 N Georgia Ave Apt C Bremen, GA	2.0	1.0	700	$2,600	$3.71	0d	1	1.27mi
243 N Georgia Ave Apt A Bremen, GA	2.0	1.0	700	$2,300	$3.29	45d	1	1.27mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	45d	1	1.29mi
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	3d	1	1.33mi

Listing history 7 events

1. 2026-06-21
   days on market $329,900 Active 9 DOM
2. 2026-06-18
   days on market $329,900 Active 6 DOM
3. 2026-06-17
   days on market $329,900 Active 5 DOM
4. 2026-06-16
   days on market $329,900 Active 4 DOM
5. 2026-06-15
   days on market $329,900 Active 3 DOM
6. 2026-06-13
   remarks 494-char remark
7. 2026-06-13
   listed $329,900 Active 1 DOM

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $3,035 · $253/mo
• Expected delta: +$1,768/yr (+$147/mo · 139.6%)

ⓘ 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 4/10 Moderate 24% 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: $41,692
• − Mortgage interest: −$18,480
• − Property taxes: −$1,267
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,335
• − Management: −$3,335
• − Depreciation: −$9,597
• Taxable income: $4,028
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $8,293/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 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

• 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

+601.9% since first listed

4 events — show timeline

• 2026-06-12 Listed $329,900 FMLS
• 2026-06-12 Listed $329,900 GAMLS
• 2022-07-19 Sold (Public Records) $80,000 Public Records
• 1995-08-18 Sold (Public Records) $47,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,267 · +32.9% YoY. Source: county tax records.