658 Earl North Rd · Newnan, GA 30263

$275,000

3 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 4 Days on market

Built 2000 1.10 ac lot Est $313k · 12% 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 +12.9/15.0
• Cash flow +7.7/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 3 Bedroom 2 Bath Home On Over An Acre In Newnan! This Adorable Home Boasts New Flooring, Spacious Living Area With Lots Of Natural Light, And More! Large Kitchen Offers Lots Of Cabinet Space, Solid Surface Countertops, Eat-In Dining Area, And A View To The Gorgeous Back Yard. Upstairs You Will Find 3 Bedrooms And Two Full Bathrooms! Large Utility/Laundry Room In Basement And Fantastic Bonus Room That Would Be Perfect For A Playroom, Office, Or Man Cave. Outside You Have Space To Spread Out And Enjoy The Tranquility Of This Great Location In Newnan! You Do Not Want To Miss Out On This One! Call Today To Schedule A Showing!**Newer HVAC!

Key facts

• Deck area
• Recent updates
• Bright living area

Tags

• RECENT UPDATES
• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• AMPLE SPACE FOR COOKING
• DECK AREA
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Garage and off-street parking for 1 vehicle
• Utilities: Public water; Septic tank sewer; Water available
• Home design: Single-family residence (house); Two levels; Resale property
• Construction: Built in 2000; Vinyl siding construction; Composition roofing
• Exterior features: Vinyl siding; Composition roof; Property has a view; Lot approximately 1.1 acres; No notable lot features listed

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms total, including 1 bedroom on the lower level
• Flooring: Laminate floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished and partially finished basement with some unfinished areas; Bonus room; Family room; Owner-reported living area
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (35.0% below list).
• Recommended offer: $179k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Newnan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Atkinson Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 359 students, 55% FRL); Smokey Road Middle School (math 21% / reading 33%, grade F, #271 of 470 statewide, top 60%, 595 students, 60% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL) — zoned schools average 52% FRL vs 37% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Coweta County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.9%/yr); 540 active listings in the ZIP; solid renter incomes; 963 units permitted in Coweta County in 2024 (8 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $185k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 34% 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 $178,787 (35.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.65% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $312,836
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Earl North Rd	0.11mi	3/2.0	1,596 (+0%)	4mo	$314,900	$197	91
724 Earl North Rd	0.11mi	3/2.0	1,696 (+7%)	3mo	$255,000	$150	81
890 Earl North Rd	0.42mi	3/3.0	1,781 (+12%)	2mo	$544,900	$306	54

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-64,879
• Equity at exit: $41,003

10-year hold

• IRR: -21.0%
• Equity multiple: -0.08×
• Total profit: $-83,533
• Equity at exit: $23,777

Cash invested: $77,000 (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: 540
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-314

Break-even live

Break-even rent $2,185

Max offer price $219,518

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-236	+0% $-314	+5% $-392	+10% $-470
Rent	-10% $-455	-5% $-385	+0% $-314	+5% $-243	+10% $-173
Rate	-1.0pp $-176	-0.5pp $-244	base $-314	+0.5pp $-385	+1.0pp $-458

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   status $275,000 Under Contract 4 DOM
2. 2026-06-15
   days on market $275,000 New 4 DOM
3. 2026-06-13
   remarks 505-char remark
4. 2026-06-13
   listed $275,000 New 2 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: $2,037 · $170/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$493/yr (+$41/mo · 24.2%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,454
• − Mortgage interest: −$15,404
• − Property taxes: −$2,037
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$8,000
• Taxable loss: −$8,795
• Est. tax savings @ 24.0%: +$2,111
• After-tax cash flow: $-1,658/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

• County: Coweta County · 148,589 people
• 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

+207.3% since first listed

28 events — show timeline

• 2026-06-11 Listed $275,000 GAMLS
• 2026-04-28 Sold (Public Records) $185,000 Public Records
• 2020-08-20 Sold (Public Records) $189,900 Public Records
• 2020-08-13 Sold (MLS) $189,900 GAMLS
• 2020-07-17 Pending — GAMLS
• 2020-07-08 Listed $189,900 GAMLS
• 2016-07-28 Price Changed $124,500 GAMLS
• 2016-05-03 Sold (Public Records) $124,900 Public Records
• 2016-04-10 Listing Removed — GAMLS
• 2016-04-08 Sold (MLS) $124,900 GAMLS
• 2016-03-04 Pending — GAMLS
• 2016-03-04 Price Changed $124,900 GAMLS
• 2016-03-02 Relisted — GAMLS
• 2016-02-25 Listing Removed — GAMLS
• 2016-02-19 Pending — GAMLS
• 2016-02-15 Listed $124,500 GAMLS
• 2015-08-06 Listing Removed — GAMLS
• 2015-07-06 Relisted — GAMLS
• 2015-04-21 Pending — GAMLS
• 2015-04-01 Price Changed $130,000 GAMLS
• 2015-03-20 Listed $145,000 GAMLS
• 2013-04-06 Price Changed $51,500 GAMLS
• 2013-03-15 Sold (MLS) $51,500 GAMLS
• 2013-02-27 Pending — GAMLS
• 2013-02-27 Price Changed $53,000 GAMLS
• 2013-02-22 Contingent — GAMLS
• 2013-02-12 Listed $53,000 GAMLS
• 2000-06-14 Sold (Public Records) $89,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,037 · +14.3% YoY. Source: county tax records.