235 Bryan Dr · Bremen, GA 30110

$549,000

None bd · None ba · — sqft · MultiFamily · 131 Days on market

Built 1972 Good condition 0.55 ac lot

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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).

• Cash flow +16.3/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent opportunity to acquire a 100% occupied residential income property in Bremen: four (4) detached, freestanding units, each 2BR/1BA, offering strong tenant appeal with added privacy. Current gross income: $4,850/month ($58,200/year) with established rents in place. Recent renovations/upgrades include fresh interior paint, updated kitchens, and durable LVP-style flooring in main living areas designed for lower-maintenance ownership and easy turnover. Convenient location near Downtown Bremen shopping/dining and daily essentials, plus within highly rated local schools: Jones Elementary, Bremen Middle, Bremen High. INCOME: 234 Bryan Dr: $1,150/mo 235 Bryan Dr: $1,300/mo 238 Bryan Dr: $1,150/mo 239 Bryan Dr: $1,250/mo Total: $4,850/mo | Annual: $58,200 Occupied property — do not disturb residents. Touring available during due diligence period with an accepted offer.

Key facts

• Updated kitchens
• 0.55 acre lot
• Built 1972

Tags

• DETACHED FREESTANDING UNITS
• UPDATED KITCHENS
• DURABLE LVP-STYLE FLOORING
• HIGHLY RATED LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a multifamily listed at $549k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $518k (5.6% below list).
• Recommended offer: $483k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $4k of loan paydown is wiped out by about $16k 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 131 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.

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 $483,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-69,691
• Equity at exit: $81,858

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-35,654
• Equity at exit: $47,467

Cash invested: $153,720 (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: 35.3×

Monthly cashflow live

• Estimated rent: $5,184 high
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $301

Break-even live

Break-even rent $4,803

Max offer price $549,000

Occupancy floor 89%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,184
Total (4 units)			$5,184

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	1d	1	0.23mi
121 Marchman St Bremen, GA	2.0	1.0	775	$1,000	$1.29	43d	1	0.30mi
243 N Georgia Ave Apt C Bremen, GA	2.0	1.0	700	$2,600	$3.71	1d	1	0.35mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	43d	1	0.35mi
243 N Georgia Ave Apt A Bremen, GA	2.0	1.0	700	$2,300	$3.29	43d	1	0.36mi
102 Sewell Rd Bremen, GA	2.0	1.0	—	$1,195	—	1d	1	0.57mi
503 Johnson St Unit 12 Bremen, GA	1.0	1.0	—	$925	—	19d	1	0.59mi
409 Tallapoosa St Bremen, GA	2.0	1.5	1050	$1,295	$1.23	1d	1	0.63mi
515 Lawson St Bremen, GA	2.0	2.5	—	$1,350	—	1d	1	0.64mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,275	$1.17	1d	1	0.65mi
144 Crest Pointe Bremen, GA	3.0	2.5	2009	$2,145	$1.07	2d	1	1.14mi
144 Crest Pointe Bremen, GA	3.0	2.5	—	$2,045	—	1d	1	1.14mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	1d	1	1.16mi
804 Highway 27 N Bremen, GA	2.0	1.5	1044	$1,595	$1.53	1d	1	1.25mi

Listing history 4 events

1. 2026-06-02
   days on market $549,000 Active 131 DOM
2. 2026-06-01
   days on market $549,000 Active 130 DOM
3. 2026-05-31
   days on market $549,000 Active 129 DOM
4. 2026-01-22
   listed $549,000 Active 902-char remark

   Show marketing remark (902 chars)

   Excellent opportunity to acquire a 100% occupied residential income property in Bremen: four (4) detached, freestanding units, each 2BR/1BA, offering strong tenant appeal with added privacy. Current gross income: $4,850/month ($58,200/year) with established rents in place. Recent renovations/upgrades include fresh interior paint, updated kitchens, and durable LVP-style flooring in main living areas designed for lower-maintenance ownership and easy turnover. Convenient location near Downtown Bremen shopping/dining and daily essentials, plus within highly rated local schools: Jones Elementary, Bremen Middle, Bremen High. INCOME: 234 Bryan Dr: $1,150/mo 235 Bryan Dr: $1,300/mo 238 Bryan Dr: $1,150/mo 239 Bryan Dr: $1,250/mo Total: $4,850/mo | Annual: $58,200 Occupied property — do not disturb residents. Touring available during due diligence period with an accepted offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $62,208
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,977
• − Management: −$4,977
• − Depreciation: −$15,971
• Taxable loss: −$5,449
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $4,924/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This 100% occupied multi-family property is in good condition with recent renovations and updates, offering strong tenant appeal and a solid investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value.
• Rental Upgrading appliances — Modern appliances can attract higher rent and improve tenant satisfaction.
• Both Adding smart home features — Can increase both resale and rental value by adding modern amenities and convenience.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Rental Upgrading appliances — Modern appliances can attract higher rent and improve tenant satisfaction. ↑
• Both Adding smart home features — Can increase both resale and rental value by adding modern amenities and convenience. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-01-22 Listed $549,000 FMLS