19 Landers St · Newnan, GA 30263

$109,900

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 30 Days on market

Built 1974 8,276 sqft lot ↓ 21% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL in historic neighborhood minutes from downtown square in Newnan. Close to Downtown Newnan, Ashley Park, shopping, grocery, local eateries and the interstate. Location, location, location. Great opportunity close to Downtown Newnan in area that is quickly improving through renovations and new construction. Corner lot with new roof. Inside demo mostly complete. Interior is down to sub-floors and no mechanical systems or appliances. A great opportunity in an in a quickly improving and in demand neighborhood. Text or Call to see this property. Investors, this is a great rental option too! Don't miss out on this opportunity to live in this Historic Newnan neighborhood at an incr

Key facts

• Corner lot
• New roof
• 8,276 sq ft lot

Tags

• HISTORIC NEIGHBORHOOD
• CLOSE TO DOWNTOWN NEWNAN
• CORNER LOT
• NEW ROOF

Property features AI

Finance

• Other: Property listed as fixer condition
• Financial info: Sold/Offered As-Is with No Disclosure; Accepts Cash and 1031 Exchange
• HOA & community: No homeowners association; No community features listed

Exterior

• Parking: Parking pad with space for 2 vehicles; Has open parking
• Utilities: Public water; Public sewer; Underground utilities; Electricity available; Natural gas available; Cable available; Sewer connected; Other utilities listed
• Home design: Single-family residence (house); Built in 1974; One story
• Construction: Block construction; Block foundation
• Exterior features: Composition roof; Double pane windows; Corner, level lot; Has view

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; No central cooling listed
• Interior features: One-level living; Family room; Crawl space foundation; Fireplace
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: Poplar Road Elementary School (math 35% / reading 38%, grade F, #509 of 1,228 statewide, top 42%, 576 students, 37% FRL); East Coweta Middle School (math 36% / reading 43%, grade F, #147 of 470 statewide, top 33%, 795 students, 32% FRL); East Coweta High School (math 22% / reading 38%, grade F, #135 of 424 statewide, top 32%, 3,212 students, 30% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 529 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $225,792
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Fairmount Dr	0.09mi	3/1.5 (+1)	1,440 (+7%)	5mo	$150,000	$104	72
221 Greenville St	0.21mi	2/1.0	1,236 (-8%)	10mo	$219,900	$178	69
41 Spence Ave	0.38mi	3/2.0 (+1)	1,305 (-3%)	13mo	$299,000	$229	58
12 Calhoun St	0.61mi	3/2.0 (+1)	1,398 (+4%)	13mo	$249,000	$178	45
75 Pinson St	0.46mi	3/1.0 (+1)	1,170 (-13%)	9mo	$199,900	$171	44
10 Burch Ave S	0.72mi	3/2.0 (+1)	1,217 (-9%)	5mo	$205,000	$168	37
43 East Newnan Rd	0.56mi	2/1.0	1,182 (-12%)	21mo	$135,000	$114	36
26 Hill St	0.48mi	3/2.0 (+1)	1,176 (-12%)	14mo	$182,000	$155	36
19 Pinson St	0.74mi	3/2.0 (+1)	1,426 (+6%)	23mo	$215,000	$151	27

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: 21.9%
• Equity multiple: 1.89×
• Total profit: $27,481
• Equity at exit: $16,386

10-year hold

• IRR: 29.8%
• Equity multiple: 3.65×
• Total profit: $81,507
• Equity at exit: $9,502

Cash invested: $30,772 (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: 529
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$576
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $715

Break-even live

Break-even rent $830

Max offer price $109,900

Occupancy floor 54%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Reynolds St Newnan, GA	3.0	1.0	1336	$1,495	$1.12	43d	1	0.32mi
31 Reynolds St Newnan, GA	3.0	1.0	1336	$1,395	$1.04	24d	1	0.32mi
77 Spence Ave Newnan, GA	3.0	1.0	1008	$1,400	$1.39	43d	1	0.56mi
139 Preserve Dr Newnan, GA	3.0	2.5	1748	$2,015	$1.15	43d	1	0.68mi
11 Rockcress Ct Newnan, GA	3.0	2.5	1640	$1,895	$1.16	43d	1	0.77mi
138 Greison Trl Newnan, GA	1.0–2.0	1.0–2.0	962	$1,918	$1.99	2d	20	0.81mi
60 Jane Ln Newnan, GA	1.0–3.0	1.0–3.0	1293	$1,825	$1.41	1d	19	0.97mi
62 Chastain Cir Newnan, GA	3.0	2.5	1500	$1,950	$1.30	43d	1	0.99mi
13 Greenville St S Unit B Newnan, GA	2.0	2.0	950	$2,400	$2.53	19d	1	1.03mi
85 Chastain Cir Newnan, GA	3.0	2.5	1477	$2,200	$1.49	17d	1	1.05mi
43 Berry Ave Newnan, GA	3.0	1.0	1016	$1,475	$1.45	5d	1	1.22mi
74 Spring St Unit C Newnan, GA	1.0	1.0	1000	$1,100	$1.10	16d	1	1.22mi
15 Casey St Newnan, GA	2.0	2.0	1022	$1,850	$1.81	24d	1	1.24mi
80 Newnan Lakes Blvd Newnan, GA	1.0–3.0	1.0–2.0	966	$1,625	$1.68	3d	8	1.33mi
62 Sepia Oak Dr Newnan, GA	3.0	2.5	1379	$2,295	$1.66	11d	1	1.38mi
62 Sepia Oak Dr Newnan, GA	3.0	2.5	1384	$2,200	$1.59	1d	1	1.38mi
6 Georgian Dr Newnan, GA	3.0	2.0	1444	$1,875	$1.30	24d	1	1.46mi
45 Newnan Lakes Dr Newnan, GA	3.0	2.5	1588	$2,050	$1.29	24d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 30 DOM
2. 2026-06-17
   days on market $109,900 Active 29 DOM
3. 2026-06-16
   days on market $109,900 Active 28 DOM
4. 2026-06-15
   days on market $109,900 Active 27 DOM
5. 2026-06-13
   days on market $109,900 Active 25 DOM
6. 2026-06-09
   days on market $109,900 Active 21 DOM
7. 2026-06-08
   days on market $109,900 Active 20 DOM
8. 2026-06-07
   days on market $109,900 Active 19 DOM
9. 2026-06-04
   days on market $109,900 Active 16 DOM
10. 2026-06-03
    days on market $109,900 Active 15 DOM
11. 2026-06-02
    statusdays on market $109,900 Active 14 DOM
12. 2026-06-01
    days on market $109,900 New 13 DOM
13. 2026-05-31
    days on market $109,900 New 12 DOM
14. 2026-05-01
    historical
15. 2026-03-06
    status Back On Market
16. 2026-02-25
    status Under Contract
17. 2025-10-22
    price $114,900
18. 2025-10-06
    price $114,998
19. 2025-09-05
    price $119,900
20. 2025-08-06
    price $125,000
21. 2025-06-02
    price $139,900
22. 2025-05-01
    listed $109,900 New
23. 2024-07-31
    historical
24. 2024-03-27
    price $159,900
25. 2024-03-07
    price $169,900
26. 2024-01-11
    listed $145,000 New
27. 2024-01-11
    listed $179,000 New

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$610/yr (+$51/mo · 151.9%)

ⓘ 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 6/10 Major 7 d/yr ≥104°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: $20,822
• − Mortgage interest: −$6,156
• − Property taxes: −$401
• − Insurance: −$550
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,197
• Taxable income: $7,187
• Est. tax owed @ 24.0%: −$1,725
• After-tax cash flow: $6,858/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

• Census place: Newnan, GA
• County: Coweta County · 148,589 people
• City population: 101,637
• 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

-20.8% since first listed

14 events — show timeline

• 2026-05-01 Listing Removed — GAMLS
• 2026-03-06 Relisted — GAMLS
• 2026-02-25 Pending — GAMLS
• 2025-10-22 Price Changed $114,900 GAMLS
• 2025-10-06 Price Changed $114,998 GAMLS
• 2025-09-05 Price Changed $119,900 GAMLS
• 2025-08-06 Price Changed $125,000 GAMLS
• 2025-06-02 Price Changed $139,900 GAMLS
• 2025-05-01 Listed $109,900 GAMLS
• 2024-07-31 Listing Removed — GAMLS
• 2024-03-27 Price Changed $159,900 GAMLS
• 2024-03-07 Price Changed $169,900 GAMLS
• 2024-01-11 Listed $179,000 GAMLS
• 2024-01-11 Listed $145,000 GAMLS

Property tax history

-2.7%/yr

Latest (2025): $401 · +2.8% YoY. Source: county tax records.