208 Georgia Ave S · Bremen, GA 30110

$200,000

4 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 180 Days on market

Built 1920 8,712 sqft lot $133/sqft · 22% below area Est $255k · 22% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.9/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you'll enjoy easy access to shops, dining, and community events while being part of one of the area's top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you're an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can't be beat. Here is your chance to own a piece of history in downtown Bremen!

Key facts

• Covered front porch
• Updated electrical
• Newer roof

Tags

• LEADED GLASS ACCENT WINDOWS
• COVERED FRONT PORCH
• NEWER ROOF
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• UPDATED DUCTWORK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $186k (7.2% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 148 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $6k 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 180 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 10 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 $17k; list at $200k implies a 1056% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1920 — 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. 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: 0.93% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $255,303
• List price: $200,000
• Delta: -21.66%
• 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
214 Gordon St	0.49mi	3/1.0 (-1)	1,484 (-1%)	1mo	$235,000	$158	65
626 Georgia Ave S	0.53mi	3/2.0 (-1)	1,461 (-3%)	6mo	$219,900	$151	61
117 Marchman St	0.68mi	3/2.0 (-1)	1,456 (-3%)	0mo	$285,000	$196	58
119 Sharp St	0.71mi	4/2.0	1,510 (+0%)	14mo	$270,000	$179	54
113 Sharp St	0.65mi	3/2.5 (-1)	1,528 (+2%)	11mo	$299,900	$196	51
625 Lawson St	0.61mi	3/2.0 (-1)	1,420 (-6%)	9mo	$230,000	$162	50
632 Lawson St	0.64mi	3/2.0 (-1)	1,428 (-5%)	9mo	$257,500	$180	49
705 Georgia Ave S	0.54mi	3/2.0 (-1)	1,630 (+8%)	14mo	$267,500	$164	44
306 Church St	0.68mi	4/2.0	1,608 (+7%)	16mo	$260,000	$162	44
215 Clinton St	0.58mi	4/2.0	1,704 (+13%)	15mo	$275,000	$161	38
109 Edwards St	0.55mi	3/2.0 (-1)	1,288 (-14%)	10mo	$199,000	$155	37
130 Sharp St	0.72mi	3/3.0 (-1)	1,350 (-10%)	10mo	$298,000	$221	32

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,690
• Equity at exit: $29,821

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,243
• Equity at exit: $17,292

Cash invested: $56,000 (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 30110

• Home prices YoY: -8.0%
• Active inventory: 148
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $216

Break-even live

Break-even rent $1,582

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $329	-5% $273	+0% $216	+5% $160	+10% $103
Rent	-10% $70	-5% $143	+0% $216	+5% $290	+10% $363
Rate	-1.0pp $317	-0.5pp $267	base $216	+0.5pp $164	+1.0pp $112

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	44d	1	0.28mi
417 Tallapoosa St Bremen, GA	2.0–3.0	2.0	1089	$1,375	$1.26	0d	1	0.96mi
144 Crest Pointe Bremen, GA	3.0	2.5	2009	$2,145	$1.07	3d	1	1.04mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	2d	1	1.05mi
136 Crest Pointe Bremen, GA	3.0	2.5	1634	$1,945	$1.19	0d	1	1.05mi

Listing history 39 events

1. 2026-06-18
   status $200,000 Pending 180 DOM
2. 2026-06-17
   days on market $200,000 Active Under Contract 180 DOM
3. 2026-06-16
   days on market $200,000 Active Under Contract 179 DOM
4. 2026-06-15
   status $200,000 Active Under Contract 178 DOM
5. 2026-06-15
   days on market $200,000 Active 178 DOM
6. 2026-06-13
   days on market $200,000 Active 176 DOM
7. 2026-06-09
   days on market $200,000 Active 172 DOM
8. 2026-06-08
   days on market $200,000 Active 171 DOM
9. 2026-06-07
   days on market $200,000 Active 170 DOM
10. 2026-06-04
    days on market $200,000 Active 167 DOM
11. 2026-06-03
    days on market $200,000 Active 166 DOM
12. 2026-06-02
    days on market $200,000 Active 165 DOM
13. 2026-06-01
    days on market $200,000 Active 164 DOM
14. 2026-05-31
    days on market $200,000 Active 163 DOM
15. 2026-02-13
    status Back On Market 1153-char remark

    Show marketing remark (1153 chars)

    Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you'll enjoy easy access to shops, dining, and community events while being part of one of the area's top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you're an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can't be beat. Here is your chance to own a piece of history in downtown Bremen!

16. 2026-02-12
    historical 1153-char remark

    Show marketing remark (1153 chars)

    Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you'll enjoy easy access to shops, dining, and community events while being part of one of the area's top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you're an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can't be beat. Here is your chance to own a piece of history in downtown Bremen!

17. 2025-12-19
    listed $200,000 Active 1177-char remark

    Show marketing remark (1177 chars)

    Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you’ll enjoy easy access to shops, dining, and community events while being part of one of the area’s top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you’re an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can’t be beat. Here is your chance to own a piece of history in downtown Bremen!

18. 2025-12-18
    historical
19. 2025-12-18
    historical
20. 2025-12-06
    price $210,000
21. 2025-12-06
    price $210,000
22. 2025-11-07
    listed $200,000 New 1153-char remark

    Show marketing remark (1153 chars)

    Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you'll enjoy easy access to shops, dining, and community events while being part of one of the area's top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you're an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can't be beat. Here is your chance to own a piece of history in downtown Bremen!

23. 2025-11-07
    listed $215,000 New

    Show marketing remark (1153 chars)

    Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you'll enjoy easy access to shops, dining, and community events while being part of one of the area's top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you're an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can't be beat. Here is your chance to own a piece of history in downtown Bremen!

24. 2025-11-07
    listed $215,000 Active

    Show marketing remark (1153 chars)

    Location, size, character, great schools -- this house has it all! All it needs now is you to come in and make it your own! This classic 1920s historic home is full of potential, giving you unique touches like original leaded glass accent windows and a large, traditional covered front porch. Featuring 3 spacious bedrooms, 2 full baths, and a dedicated laundry room, this property offers the perfect canvas to restore and customize into your dream home. Recent updates include newer roof (installed 2021), updated plumbing, electrical, and ductwork, and double-paned windows. The home boasts timeless details and the opportunity to bring it back to its former glory. Located in a prime spot, you'll enjoy easy access to shops, dining, and community events while being part of one of the area's top-rated school districts. Storage building stays. Oversized deck with newer ramps help create the ideal outdoor living space. Whether you're an investor, history lover, or a family looking for a home with character, this property offers unlimited potential in a location that can't be beat. Here is your chance to own a piece of history in downtown Bremen!

25. 2025-11-06
    historical
26. 2025-10-24
    listed $215,000 New
27. 2025-10-23
    historical
28. 2025-10-16
    historical
29. 2025-10-11
    price $215,000
30. 2025-10-11
    price $215,000
31. 2025-10-02
    listed $225,000 Active
32. 2025-09-30
    historical
33. 2025-09-30
    historical
34. 2025-09-17
    price $225,000
35. 2025-09-17
    price $225,000
36. 2025-08-29
    listed $225,000 New
37. 2025-08-29
    listed $250,000 New
38. 2025-08-29
    listed $250,000 Active
39. 1997-03-21
    soldstatus $17,300

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$424/yr (+$35/mo · 29.9%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,274
• − Mortgage interest: −$11,203
• − Property taxes: −$1,416
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$5,818
• Taxable loss: −$727
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,769/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: 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

+1056.1% since first listed

25 events — show timeline

• 2026-02-13 Relisted — GAMLS
• 2026-02-12 Listing Removed — GAMLS
• 2025-12-19 Listed $200,000 FMLS
• 2025-12-18 Listing Removed — FMLS
• 2025-12-18 Listing Removed — GAMLS
• 2025-12-06 Price Changed $210,000 GAMLS
• 2025-12-06 Price Changed $210,000 FMLS
• 2025-11-07 Listed $215,000 FMLS
• 2025-11-07 Listed $215,000 GAMLS
• 2025-11-07 Listed $200,000 GAMLS
• 2025-11-06 Listing Removed — GAMLS
• 2025-10-24 Listed $215,000 GAMLS
• 2025-10-23 Listing Removed — FMLS
• 2025-10-16 Listing Removed — GAMLS
• 2025-10-11 Price Changed $215,000 FMLS
• 2025-10-11 Price Changed $215,000 GAMLS
• 2025-10-02 Listed $225,000 FMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-17 Price Changed $225,000 GAMLS
• 2025-09-17 Price Changed $225,000 FMLS
• 2025-08-29 Listed $250,000 FMLS
• 2025-08-29 Listed $250,000 GAMLS
• 2025-08-29 Listed $225,000 GAMLS
• 1997-03-21 Sold (Public Records) $17,300 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,416 · +69.5% YoY. Source: county tax records.