91 Walt Sanders Rd · Newnan, GA 30265

$239,900

2 bd · 2.0 ba · 1,044 sqft · SingleFamily public records · 45 Days on market

Built 1960 1.00 ac lot $230/sqft · 68% below area

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Bungalow renovated and under $200,000 in Northgate District! Large front porch for rocking chairs or swing. 2 Fireplaces, hardwood floors, spacious rooms and move in ready! Large 1 acre lot, updated siding, updated windows, new architectural roof, central heating and air, new lighting, new range, large laundry room. Back on Market at no fault of Seller.

Key facts

• Spacious yard
• Front porch
• 1 acre lot

Tags

• 1 ACRE LOT
• FRONT PORCH
• SPACIOUS YARD
• LUXURY VINYL PLANK FLOORING
• BUILT-IN SHELVING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property type: Residential, single family residence; Lot size: 1 acre (private); Listing terms include Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Parking available over one space per unit; Kitchen-level parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-family house; One level; Resale property
• Construction: Built in 1960; Aluminum and vinyl siding; Composition roof; Block foundation
• Exterior features: Patio; Porch; Back yard with fencing (private, fenced); Level lot

Interior

• Kitchen: Cooktop; Dishwasher; Electric water heater
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Bookcases; Separate shower; Soaking tub; Mud room; Crawl space basement; Two fireplaces (one in master bedroom and another in other area)
• Laundry & utility: Laundry area / mud room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (27.4% below list).
• Recommended offer: $174k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.8% in Newnan — 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 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: Arbor Springs Elementary (math 52% / reading 52%, grade C-, #227 of 1,228 statewide, top 19%, 414 students, 24% FRL); Madras Middle School (math 43% / reading 57%, grade C, #68 of 470 statewide, top 15%, 753 students, 33% FRL); Northgate High School (math 43% / reading 48%, grade D-, #45 of 424 statewide, top 10%, 1,970 students, 22% FRL).
• Market conditions: Rents soft (-2.4%/yr); 320 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 $7k 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 45 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,088 (27.4% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $755,205
• List price: $239,900
• Delta: -68.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-50,017
• Equity at exit: $35,770

10-year hold

• IRR: -24.4%
• Equity multiple: -0.06×
• Total profit: $-71,299
• Equity at exit: $20,742

Cash invested: $67,172 (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 30265

• Home prices YoY: -27.6%
• Rents YoY: -2.4%
• Active inventory: 320
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-93

Break-even live

Break-even rent $1,859

Max offer price $223,394

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-26	+0% $-93	+5% $-161	+10% $-229
Rent	-10% $-231	-5% $-162	+0% $-93	+5% $-25	+10% $44
Rate	-1.0pp $27	-0.5pp $-32	base $-93	+0.5pp $-156	+1.0pp $-219

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-15
   status $239,900 Under Contract 45 DOM
2. 2026-06-15
   days on market $239,900 Active 45 DOM
3. 2026-06-13
   days on market $239,900 Active 43 DOM
4. 2026-06-09
   days on market $239,900 Active 39 DOM
5. 2026-06-08
   days on market $239,900 Active 38 DOM
6. 2026-06-07
   days on market $239,900 Active 37 DOM
7. 2026-06-04
   days on market $239,900 Active 34 DOM
8. 2026-06-03
   days on market $239,900 Active 33 DOM
9. 2026-06-02
   days on market $239,900 Active 32 DOM
10. 2026-06-01
    days on market $239,900 Active 31 DOM
11. 2026-05-31
    days on market $239,900 Active 30 DOM
12. 2026-04-30
    listed $239,900 New 1094-char remark
13. 2021-10-05
    soldstatus $209,000
14. 2021-09-30
    soldstatus $209,000 Sold 366-char remark

    Show marketing remark (366 chars)

    Adorable Bungalow renovated and under $200,000 in Northgate District! Large front porch for rocking chairs or swing. 2 Fireplaces, hardwood floors, spacious rooms and move in ready! Large 1 acre lot, updated siding, updated windows, new architectural roof, central heating and air, new lighting, new range, large laundry room. Back on Market at no fault of Seller.

15. 2021-08-31
    status Under Contract 366-char remark

    Show marketing remark (366 chars)

    Adorable Bungalow renovated and under $200,000 in Northgate District! Large front porch for rocking chairs or swing. 2 Fireplaces, hardwood floors, spacious rooms and move in ready! Large 1 acre lot, updated siding, updated windows, new architectural roof, central heating and air, new lighting, new range, large laundry room. Back on Market at no fault of Seller.

16. 2021-08-24
    status Back on Market 366-char remark

    Show marketing remark (366 chars)

    Adorable Bungalow renovated and under $200,000 in Northgate District! Large front porch for rocking chairs or swing. 2 Fireplaces, hardwood floors, spacious rooms and move in ready! Large 1 acre lot, updated siding, updated windows, new architectural roof, central heating and air, new lighting, new range, large laundry room. Back on Market at no fault of Seller.

17. 2021-08-16
    status Under Contract 366-char remark

    Show marketing remark (366 chars)

    Adorable Bungalow renovated and under $200,000 in Northgate District! Large front porch for rocking chairs or swing. 2 Fireplaces, hardwood floors, spacious rooms and move in ready! Large 1 acre lot, updated siding, updated windows, new architectural roof, central heating and air, new lighting, new range, large laundry room. Back on Market at no fault of Seller.

18. 2021-08-13
    listed $199,900 New 366-char remark

    Show marketing remark (366 chars)

    Adorable Bungalow renovated and under $200,000 in Northgate District! Large front porch for rocking chairs or swing. 2 Fireplaces, hardwood floors, spacious rooms and move in ready! Large 1 acre lot, updated siding, updated windows, new architectural roof, central heating and air, new lighting, new range, large laundry room. Back on Market at no fault of Seller.

19. 2021-02-22
    soldstatus $133,000
20. 2021-02-16
    soldstatus $133,000 Sold

    Show marketing remark (341 chars)

    This cute as a button home is FULL of character and charm. Two beautiful fireplaces, a formal dining room, spacious living room, and stunning hardwood floors are just a few features this home has to offer. Conveniently located minutes from highly sought after Arbor Springs, Madras, and Northgate schools as well as only 2.5 miles from I-85.

21. 2021-02-04
    status Under Contract

    Show marketing remark (341 chars)

    This cute as a button home is FULL of character and charm. Two beautiful fireplaces, a formal dining room, spacious living room, and stunning hardwood floors are just a few features this home has to offer. Conveniently located minutes from highly sought after Arbor Springs, Madras, and Northgate schools as well as only 2.5 miles from I-85.

22. 2021-02-01
    listed $139,900 New

    Show marketing remark (341 chars)

    This cute as a button home is FULL of character and charm. Two beautiful fireplaces, a formal dining room, spacious living room, and stunning hardwood floors are just a few features this home has to offer. Conveniently located minutes from highly sought after Arbor Springs, Madras, and Northgate schools as well as only 2.5 miles from I-85.

23. 2001-01-03
    soldstatus $84,500

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$879/yr (+$73/mo · 66.1%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 18 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: $20,891
• − Mortgage interest: −$13,438
• − Property taxes: −$1,329
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$6,979
• Taxable loss: −$5,397
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $174/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
• City population: 101,637
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,942
• Household income: $108,144
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 610.0

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 (68%)
• Race & ethnicity: White 68% Black 18% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -84.80%
• Current HPI: 222.3661
• Rent YoY: ▼ -2.35%
• 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

+183.9% since first listed

13 events — show timeline

• 2026-06-15 Pending — GAMLS
• 2026-04-30 Listed $239,900 GAMLS
• 2021-10-05 Sold (Public Records) $209,000 Public Records
• 2021-09-30 Sold (MLS) $209,000 GAMLS
• 2021-08-31 Pending — GAMLS
• 2021-08-24 Relisted — GAMLS
• 2021-08-16 Pending — GAMLS
• 2021-08-13 Listed $199,900 GAMLS
• 2021-02-22 Sold (Public Records) $133,000 Public Records
• 2021-02-16 Sold (MLS) $133,000 GAMLS
• 2021-02-04 Pending — GAMLS
• 2021-02-01 Listed $139,900 GAMLS
• 2001-01-03 Sold (Public Records) $84,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,329 · +6.8% YoY. Source: county tax records.