16 Garrett Ave · Bremen, GA 30110

$375,000

2 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 199 Days on market

Built 1948 3.79 ac lot $263/sqft · 49% above area Est $252k · 49% over

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Why this score? — see what drove the F 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 +5.6/30.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your own mini farm with this charming 3-bedroom, 1-bath ranch home set on 3.79 acres of peaceful countryside. The property is fenced and ready for your animals, featuring a well-appointed barn with multiple stalls, a chicken coop, and rabbit boxes, ideal for those wanting to raise livestock or expand their hobby farm. An additional storage building provides ample space for equipment, tools, or outdoor gear. Inside, the home offers comfortable single-level living with a functional layout and plenty of natural light. Outside, you'll find room to garden, play, or simply enjoy the open space and quiet surroundings. Whether you're starting a homestead or seeking a serene rural lifestyle, this property offers the land, setup, and flexibility to make your vision a reality.

Key facts

• Mini farm
• Rabbit boxes
• Fenced

Tags

• MINI FARM
• FENCED
• WELL-APPOINTED BARN
• MULTIPLE STALLS
• CHICKEN COOP
• RABBIT BOXES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-785 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (37.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (50.7% below list).
• Recommended offer: $185k (50.7% below list) — sets the bar for 1% rule.

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.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $3k of loan paydown is wiped out by about $11k 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 199 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 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 $64k; list at $375k implies a 486% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,724 (50.7% 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 199 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.49% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.97%
• DSCR: 0.60
• GRM: 16.9

CMA / ARV

• ARV (median comp): $251,928
• List price: $375,000
• Delta: 48.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 C W Smith Cir	0.33mi	3/2.0 (+1)	1,544 (+8%)	7mo	$290,000	$188	60
317 Lakeview Dr	0.67mi	2/1.0	1,356 (-5%)	4mo	$110,000	$81	53
325 Lakeview Dr	0.62mi	2/2.0	1,268 (-11%)	12mo	$270,000	$213	42

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: -32.3%
• Equity multiple: -0.06×
• Total profit: $-110,917
• Equity at exit: $55,914

10-year hold

• IRR: -38.1%
• Equity multiple: -0.54×
• Total profit: $-161,678
• Equity at exit: $32,423

Cash invested: $105,000 (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: 145
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-785

Break-even live

Break-even rent $2,840

Max offer price $236,414

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Highway 27 N Bremen, GA	2.0	1.5	1044	$1,595	$1.53	1d	1	0.14mi
235 Georgia Ave N Bremen, GA	3.0	2.0	1100	$4,800	$4.36	43d	1	1.35mi
111 Kaiser St Bremen, GA	2.0	2.0	1128	$1,195	$1.06	1d	1	1.45mi

Listing history 5 events

1. 2026-06-01
   days on market $375,000 Active 199 DOM
2. 2026-05-31
   days on market $375,000 Active 198 DOM
3. 2025-11-14
   listed $375,000 New 785-char remark

   Show marketing remark (790 chars)

   Discover your own mini farm with this charming 3-bedroom, 1-bath ranch home set on 3.79 acres of peaceful countryside. The property is fenced and ready for your animals, featuring a well-appointed barn with multiple stalls, a chicken coop, and rabbit boxes, ideal for those wanting to raise livestock or expand their hobby farm. An additional storage building provides ample space for equipment, tools, or outdoor gear. Inside, the home offers comfortable single-level living with a functional layout and plenty of natural light. Outside, you'll find room to garden, play, or simply enjoy the open space and quiet surroundings. Whether you're starting a homestead or seeking a serene rural lifestyle, this property offers the land, setup, and flexibility to make your vision a reality.

4. 2025-11-14
   listed $375,000 Active 790-char remark

   Show marketing remark (790 chars)

   Discover your own mini farm with this charming 3-bedroom, 1-bath ranch home set on 3.79 acres of peaceful countryside. The property is fenced and ready for your animals, featuring a well-appointed barn with multiple stalls, a chicken coop, and rabbit boxes, ideal for those wanting to raise livestock or expand their hobby farm. An additional storage building provides ample space for equipment, tools, or outdoor gear. Inside, the home offers comfortable single-level living with a functional layout and plenty of natural light. Outside, you'll find room to garden, play, or simply enjoy the open space and quiet surroundings. Whether you're starting a homestead or seeking a serene rural lifestyle, this property offers the land, setup, and flexibility to make your vision a reality.

5. 1996-12-16
   soldstatus $64,000

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $3,450 · $288/mo
• Expected delta: +$1,998/yr (+$166/mo · 137.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,167
• − Mortgage interest: −$21,006
• − Property taxes: −$1,452
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$10,909
• Taxable loss: −$16,622
• Est. tax savings @ 24.0%: +$3,989
• After-tax cash flow: $-5,425/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 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

• 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

+485.9% since first listed

3 events — show timeline

• 2025-11-14 Listed $375,000 FMLS
• 2025-11-14 Listed $375,000 GAMLS
• 1996-12-16 Sold (Public Records) $64,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,452 · +5.7% YoY. Source: county tax records.