360 Old Highway 16 · Sharpsburg, GA 30277

$250,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 83 Days on market

Built 1991 1.49 ac lot $203/sqft · 21% below area Est $316k · 21% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3 bedroom, 1 bath property tucked away in a quiet setting while still being just minutes from shopping, dining, and everyday conveniences. As you step through the front door, you are greeted by a lovely living room featuring original hardwood floors and great natural light. The home also offers a kitchen and separate breakfast room, creating a comfortable and functional layout. Outside, you will find a charming front porch, a side deck perfect for entertaining, and a fenced-in backyard ideal for pets or play. There is also a bathroom currently under construction, offering the opportunity for a second full bath upon completion. This home combines character, convenience, and potential all in one. Brand new HVAC unit too! Shared gravel drive to the driveway! Come see this home today!

Key facts

• Charming front porch
• Side deck
• Fenced-in backyard

Tags

• ORIGINAL HARDWOOD FLOORS
• SEPARATE BREAKFAST ROOM
• CHARMING FRONT PORCH
• SIDE DECK
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $212k (15.3% below list).
• Recommended offer: $212k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.8% in Sharpsburg — 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 56/100 on livability (#480 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: schools C-, housing D, amenities 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.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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

• It's been on market 83 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $211,714 (15.3% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $316,277
• List price: $250,000
• Delta: -20.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 Old Highway 16	0.00mi	3/1.0	1,230 (0%)	0mo	$250,000	$203	100
320 Old Highway 16	0.07mi	3/2.0	1,254 (+2%)	6mo	$319,000	$254	84
65 Merideth Trce	0.29mi	3/2.0	1,176 (-4%)	13mo	$285,000	$242	65
185 Marsha Way	0.39mi	3/2.0	1,212 (-2%)	23mo	$330,000	$272	56
26 Angel Trce	0.55mi	3/2.0	1,238 (+1%)	22mo	$315,000	$254	50
390 Marsha Way	0.29mi	3/2.0	1,400 (+14%)	14mo	$305,000	$218	48
54 Norman Way	0.52mi	3/2.0	1,160 (-6%)	21mo	$315,000	$272	45
455 Highway 154	0.70mi	3/2.0	1,395 (+13%)	2mo	$270,000	$194	39

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-33,789
• Equity at exit: $37,276

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-20,955
• Equity at exit: $21,615

Cash invested: $70,000 (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 30277

• Home prices YoY: -30.9%
• Active inventory: 166
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $107

Break-even live

Break-even rent $1,982

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Sandstone Ln Sharpsburg, GA	3.0	2.0	1245	$1,995	$1.60	17d	1	0.89mi

Listing history 12 events

1. 2026-05-14
   status Under Contract 821-char remark

   Show marketing remark (821 chars)

   Welcome home to this charming 3 bedroom, 1 bath property tucked away in a quiet setting while still being just minutes from shopping, dining, and everyday conveniences. As you step through the front door, you are greeted by a lovely living room featuring original hardwood floors and great natural light. The home also offers a kitchen and separate breakfast room, creating a comfortable and functional layout. Outside, you will find a charming front porch, a side deck perfect for entertaining, and a fenced-in backyard ideal for pets or play. There is also a bathroom currently under construction, offering the opportunity for a second full bath upon completion. This home combines character, convenience, and potential all in one. Brand new HVAC unit too! Shared gravel drive to the driveway! Come see this home today!

2. 2026-05-04
   price $250,000 821-char remark

   Show marketing remark (821 chars)

   Welcome home to this charming 3 bedroom, 1 bath property tucked away in a quiet setting while still being just minutes from shopping, dining, and everyday conveniences. As you step through the front door, you are greeted by a lovely living room featuring original hardwood floors and great natural light. The home also offers a kitchen and separate breakfast room, creating a comfortable and functional layout. Outside, you will find a charming front porch, a side deck perfect for entertaining, and a fenced-in backyard ideal for pets or play. There is also a bathroom currently under construction, offering the opportunity for a second full bath upon completion. This home combines character, convenience, and potential all in one. Brand new HVAC unit too! Shared gravel drive to the driveway! Come see this home today!

3. 2026-03-17
   price $259,900 821-char remark

   Show marketing remark (821 chars)

   Welcome home to this charming 3 bedroom, 1 bath property tucked away in a quiet setting while still being just minutes from shopping, dining, and everyday conveniences. As you step through the front door, you are greeted by a lovely living room featuring original hardwood floors and great natural light. The home also offers a kitchen and separate breakfast room, creating a comfortable and functional layout. Outside, you will find a charming front porch, a side deck perfect for entertaining, and a fenced-in backyard ideal for pets or play. There is also a bathroom currently under construction, offering the opportunity for a second full bath upon completion. This home combines character, convenience, and potential all in one. Brand new HVAC unit too! Shared gravel drive to the driveway! Come see this home today!

4. 2026-02-18
   listed $265,000 New 821-char remark

   Show marketing remark (821 chars)

   Welcome home to this charming 3 bedroom, 1 bath property tucked away in a quiet setting while still being just minutes from shopping, dining, and everyday conveniences. As you step through the front door, you are greeted by a lovely living room featuring original hardwood floors and great natural light. The home also offers a kitchen and separate breakfast room, creating a comfortable and functional layout. Outside, you will find a charming front porch, a side deck perfect for entertaining, and a fenced-in backyard ideal for pets or play. There is also a bathroom currently under construction, offering the opportunity for a second full bath upon completion. This home combines character, convenience, and potential all in one. Brand new HVAC unit too! Shared gravel drive to the driveway! Come see this home today!

5. 2024-07-08
   historical
6. 2024-06-21
   price $265,000
7. 2024-06-11
   price $269,500
8. 2024-05-30
   price $272,000
9. 2024-05-21
   status Back On Market
10. 2024-05-18
    status Under Contract
11. 2024-05-02
    listed $274,500 New
12. 2023-02-27
    soldstatus $240,000

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$491/yr (+$41/mo · 27.1%)

ⓘ 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 27% 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: $25,406
• − Mortgage interest: −$14,004
• − Property taxes: −$1,809
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$7,273
• Taxable loss: −$2,995
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,998/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 — Sharpsburg

• Score: 56/100
• State rank: #480
• US rank: #22425

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B Housing D Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 21,641
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,641
• Household income: $120,379
• Rent vs Own: 6.8% rent · 93.2% own
• Severe rent burden: 35.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 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: ▼ -109.01%
• Current HPI: 244.3598
• Rent YoY: —
• 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

+4.2% since first listed

12 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-04 Price Changed $250,000 GAMLS
• 2026-03-17 Price Changed $259,900 GAMLS
• 2026-02-18 Listed $265,000 GAMLS
• 2024-07-08 Listing Removed — GAMLS
• 2024-06-21 Price Changed $265,000 GAMLS
• 2024-06-11 Price Changed $269,500 GAMLS
• 2024-05-30 Price Changed $272,000 GAMLS
• 2024-05-21 Relisted — GAMLS
• 2024-05-18 Pending — GAMLS
• 2024-05-02 Listed $274,500 GAMLS
• 2023-02-27 Sold (Public Records) $240,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,809 · +5.3% YoY. Source: county tax records.