13 Umber Ln · Newnan, GA 30263

$335,900

3 bd · 2.5 ba · 1,848 sqft · Other · 109 Days on market

Built 2026 $182/sqft · 12% below area Est $381k · 12% under ↓ 8% since listing

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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).

• ARV discount +12.8/15.0
• Cash flow +9.3/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed townhome offers 3 generous bedrooms and 2.5 bathrooms, combining both convenience and comfort. The open-concept first floor is a standout feature, with a large kitchen island that serves as the heart of the space—perfect for meal prep, casual dining, or entertaining guests. The kitchen seamlessly flows into the living and dining areas, creating a bright and airy atmosphere ideal for family gatherings or hosting friends. With a thoughtful layout and modern finishes, this townhome provides both style and functionality, making it a perfect place to call home.

Key facts

• Large kitchen island
• Thoughtful layout
• Modern finishes

Tags

• OPEN-CONCEPT FIRST FLOOR
• LARGE KITCHEN ISLAND
• BRIGHT AND AIRY ATMOSPHERE
• THOUGHTFUL LAYOUT
• MODERN FINISHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $336k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (35.5% below list).
• Recommended offer: $217k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: White Oak Elementary School (math 46% / reading 42%, grade F, #356 of 1,228 statewide, top 30%, 693 students, 48% FRL); Arnall Middle School (math 31% / reading 40%, grade F, #185 of 470 statewide, top 40%, 713 students, 52% FRL); East Coweta High School (math 22% / reading 38%, grade F, #135 of 424 statewide, top 32%, 3,212 students, 30% FRL).
• Market conditions: Rents rising (+2.9%/yr); 539 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 33% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 109 days — a 9% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,798 (35.5% 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 109 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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 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: 0.65% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 12.9

CMA / ARV

• ARV (median comp): $380,800
• List price: $335,900
• Delta: -11.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-70,495
• Equity at exit: $50,084

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-83,397
• Equity at exit: $29,042

Cash invested: $94,052 (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: 539
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,761
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-245

Break-even live

Break-even rent $2,478

Max offer price $292,656

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-150	+0% $-245	+5% $-725	+10% $-841
Rent	-10% $-416	-5% $-330	+0% $-245	+5% $-159	+10% $-74
Rate	-1.0pp $-76	-0.5pp $-159	base $-245	+0.5pp $-332	+1.0pp $-420

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: $83,975
• Closing costs: $10,077
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Sepia Oak Dr Newnan, GA	3.0	2.5	1384	$2,200	$1.59	3d	1	0.17mi
62 Sepia Oak Dr Newnan, GA	3.0	2.5	1379	$2,295	$1.66	13d	1	0.17mi
3 Halcyon Ln Newnan, GA	3.0–4.0	2.0–2.5	1716	$2,355	$1.37	19d	1	0.25mi
3 Halcyon Ln Newnan, GA	3.0–4.0	2.0–2.5	1716	$2,300	$1.34	45d	11	0.25mi
85 Chastain Cir Newnan, GA	3.0	2.5	1477	$2,200	$1.49	19d	1	0.32mi
2 Chastain Cir Newnan, GA	2.0	2.5	1240	$1,681	$1.36	0d	1	0.33mi
62 Chastain Cir Newnan, GA	3.0	2.5	1500	$1,950	$1.30	45d	1	0.37mi
45 Newnan Lakes Dr Newnan, GA	3.0	2.5	1588	$2,050	$1.29	26d	1	0.42mi
71 Covington Ter Newnan, GA	3.0	2.5	1975	$2,195	$1.11	7d	1	0.46mi
110 Newnan Lakes Dr Newnan, GA	3.0	2.5	1822	$2,295	$1.26	6d	1	0.49mi
300 Ashley Park Blvd Newnan, GA	1.0–3.0	1.0–2.5	1147	$2,501	$2.18	0d	50	0.54mi
60 Jane Ln Newnan, GA	1.0–3.0	1.0–3.0	1293	$2,225	$1.72	3d	19	0.57mi
11 Rockcress Ct Newnan, GA	3.0	2.5	1640	$1,895	$1.16	45d	1	0.75mi
139 Preserve Dr Newnan, GA	3.0	2.5	1748	$2,015	$1.15	45d	1	0.79mi
26 Tahoe Dr Newnan, GA	3.0	2.5	2102	$2,200	$1.05	5d	1	0.85mi
75 Tahoe Dr Newnan, GA	3.0	2.5	2039	$2,300	$1.13	45d	1	0.93mi
10 American Ave Newnan, GA	2.0	2.5	1331	$2,066	$1.55	7d	6	0.96mi
101 Ashley Park Dr Newnan, GA	1.0–3.0	1.0–2.0	1022	$2,618	$2.56	0d	20	0.97mi
49 North St Newnan, GA	3.0	2.0	1300	$1,800	$1.38	26d	1	0.99mi
2019 Newnan Crossing Byp Newnan, GA	3.0	1.0–2.0	994	$2,250	$2.26	4d	32	1.08mi
6 Iron DR #91 Newnan, GA	3.0	3.5	1920	$2,100	$1.09	26d	1	1.14mi
22 Nickel Dr Newnan, GA	3.0	3.5	1919	$2,280	$1.19	5d	1	1.17mi
33 Cobalt Ln Newnan, GA	3.0	3.5	1919	$2,195	$1.14	26d	1	1.18mi
33 Cobalt Ln Newnan, GA	3.0	3.5	1919	$2,195	$1.14	45d	1	1.18mi
31 Reynolds St Newnan, GA	3.0	1.0	1336	$1,495	$1.12	45d	1	1.22mi
31 Reynolds St Newnan, GA	3.0	1.0	1336	$1,395	$1.04	26d	1	1.22mi
1450 Newnan Crossing Blvd Newnan, GA	3.0	1.0–2.0	926	$2,096	$2.26	0d	15	1.22mi
140 Jefferson Pkwy Newnan, GA	3.0	2.0	1410	$1,703	$1.21	45d	1	1.23mi
140 Jefferson Pkwy Newnan, GA	1.0–3.0	1.0–2.0	1162	$1,834	$1.58	0d	22	1.23mi
166 Seabreeze Ct Newnan, GA	4.0	2.5	2432	$2,175	$0.89	45d	1	1.36mi
158 Stillwood Dr Newnan, GA	4.0	2.5	2076	$2,055	$0.99	45d	1	1.39mi
2050 Newnan Crossing Blvd E Newnan, GA	1.0–3.0	1.0–2.0	1234	$2,051	$1.66	0d	29	1.40mi
7 Carrington Way Newnan, GA	4.0	3.0	2010	$2,499	$1.24	45d	1	1.40mi
175 Stillwood Dr Newnan, GA	4.0	2.5	2095	$2,200	$1.05	45d	1	1.43mi
151 Parkway N Newnan, GA	1.0–4.0	1.0–3.0	1135	$1,647	$1.45	0d	12	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $335,900 Active 109 DOM
2. 2026-06-18
   days on market $335,900 Active 106 DOM
3. 2026-06-17
   days on market $335,900 Active 105 DOM
4. 2026-06-16
   days on market $335,900 Active 104 DOM
5. 2026-06-15
   days on market $335,900 Active 103 DOM
6. 2026-06-13
   days on market $335,900 Active 101 DOM
7. 2026-06-09
   days on market $335,900 Active 97 DOM
8. 2026-06-08
   days on market $335,900 Active 96 DOM
9. 2026-06-07
   days on market $335,900 Active 95 DOM
10. 2026-06-04
    days on market $335,900 Active 92 DOM
11. 2026-06-03
    days on market $335,900 Active 91 DOM
12. 2026-06-02
    days on market $335,900 Active 90 DOM
13. 2026-06-01
    days on market $335,900 Active 89 DOM
14. 2026-05-31
    days on market $335,900 Active 88 DOM
15. 2026-04-08
    price $329,900 594-char remark

    Show marketing remark (594 chars)

    This beautifully designed townhome offers 3 generous bedrooms and 2.5 bathrooms, combining both convenience and comfort. The open-concept first floor is a standout feature, with a large kitchen island that serves as the heart of the space—perfect for meal prep, casual dining, or entertaining guests. The kitchen seamlessly flows into the living and dining areas, creating a bright and airy atmosphere ideal for family gatherings or hosting friends. With a thoughtful layout and modern finishes, this townhome provides both style and functionality, making it a perfect place to call home.

16. 2026-03-22
    price $349,900 594-char remark

    Show marketing remark (594 chars)

    This beautifully designed townhome offers 3 generous bedrooms and 2.5 bathrooms, combining both convenience and comfort. The open-concept first floor is a standout feature, with a large kitchen island that serves as the heart of the space—perfect for meal prep, casual dining, or entertaining guests. The kitchen seamlessly flows into the living and dining areas, creating a bright and airy atmosphere ideal for family gatherings or hosting friends. With a thoughtful layout and modern finishes, this townhome provides both style and functionality, making it a perfect place to call home.

17. 2026-03-04
    listed $359,890 Active 594-char remark

    Show marketing remark (594 chars)

    This beautifully designed townhome offers 3 generous bedrooms and 2.5 bathrooms, combining both convenience and comfort. The open-concept first floor is a standout feature, with a large kitchen island that serves as the heart of the space—perfect for meal prep, casual dining, or entertaining guests. The kitchen seamlessly flows into the living and dining areas, creating a bright and airy atmosphere ideal for family gatherings or hosting friends. With a thoughtful layout and modern finishes, this townhome provides both style and functionality, making it a perfect place to call home.

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $3,090 · $258/mo
• Expected delta: +$2,418/yr (+$201/mo · 359.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,016
• − Mortgage interest: −$18,816
• − Property taxes: −$673
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − Depreciation: −$9,772
• Taxable loss: −$9,086
• Est. tax savings @ 24.0%: +$2,181
• After-tax cash flow: $-757/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

-8.3% since first listed

3 events — show timeline

• 2026-04-08 Price Changed $329,900 Zillow
• 2026-03-22 Price Changed $349,900 Zillow
• 2026-03-04 Listed $359,890 Zillow