101 Smith Rd · Whitesburg, GA 30263

$75,000

2 bd · 1.0 ba · 898 sqft · SingleFamily public records · 54 Days on market

Built 1910 0.39 ac lot $84/sqft · 58% below area ↓ 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
• Rent growth +3.2/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

Key facts

• Covered front porch
• Massive lot
• Endless potential

Tags

• COVERED FRONT PORCH
• MASSIVE LOT
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Road frontage: County road; County: Coweta, GA; Directions to property provided
• Financial info: No multifamily units; zero units to be built; No investor cash flow or income/expense details provided
• HOA & community: Association fees payable annually

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: One-story property; Wood siding; Entry level: one level; Facing/direction: not specified
• Construction: Wood siding construction; Shingle roof; Brick/mortar foundation; Ownership: Other
• Exterior features: Front porch; Fixer condition

Interior

• Kitchen: No specific kitchen features listed; Appliances: Other (unspecified)
• Bedrooms: Two main-level bedrooms; Bedroom features: none specified
• Flooring: Wood flooring
• Bathrooms: One full bathroom (on the main level); Master bath: none specified
• Heating & cooling: No heating or cooling details provided
• Interior features: 10-ft high ceilings on the main level; No shared/common walls
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.1% in Whitesburg — 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 54/100 on livability (#548 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, 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: Arnco-Sargent Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 373 students, 64% FRL); Newnan High School (math 42% / reading 26%, grade F, #93 of 424 statewide, top 23%, 2,335 students, 41% FRL) — zoned schools average 52% FRL vs 37% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 529 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.95% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (median comp): $179,703
• List price: $75,000
• Delta: -58.26%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Sargent Railroad Ave	0.27mi	3/1.0 (+1)	904 (+1%)	21mo	$185,000	$205	64
5 Sargent Tigner St	0.50mi	1/1.0 (-1)	850 (-5%)	14mo	$179,900	$212	51
101 Sargent Tigner St	0.60mi	2/1.0	990 (+10%)	14mo	$183,900	$186	44

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: 33.8%
• Equity multiple: 2.43×
• Total profit: $29,961
• Equity at exit: $11,183

10-year hold

• IRR: 40.7%
• Equity multiple: 4.80×
• Total profit: $79,796
• Equity at exit: $6,485

Cash invested: $21,000 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 529
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $664

Break-even live

Break-even rent $620

Max offer price $75,000

Occupancy floor 50%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 54 DOM
2. 2026-06-17
   pricedays on market $75,000 Active 53 DOM
3. 2026-06-16
   days on market $79,900 Active 52 DOM

   Show marketing remark (329 chars)

   Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

4. 2026-06-15
   days on market $79,900 Active 51 DOM
5. 2026-06-13
   days on market $79,900 Active 49 DOM
6. 2026-06-09
   days on market $79,900 Active 45 DOM
7. 2026-06-08
   pricedays on market $79,900 Active 44 DOM

   Show marketing remark (329 chars)

   Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

8. 2026-06-07
   days on market $85,000 Active 43 DOM
9. 2026-06-04
   days on market $85,000 Active 40 DOM
10. 2026-06-03
    days on market $85,000 Active 39 DOM
11. 2026-06-02
    days on market $85,000 Active 38 DOM
12. 2026-06-01
    days on market $85,000 Active 37 DOM
13. 2026-05-31
    days on market $85,000 Active 36 DOM
14. 2026-05-18
    price $90,000 329-char remark

    Show marketing remark (329 chars)

    Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

15. 2026-05-18
    price $90,000 329-char remark

    Show marketing remark (329 chars)

    Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

16. 2026-04-23
    listed $95,000 New 329-char remark

    Show marketing remark (329 chars)

    Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

17. 2026-04-23
    listed $95,000 Active 329-char remark

    Show marketing remark (329 chars)

    Ideal property for investors or skilled buyers looking to restore. Located on a large, level lot with a fenced backyard, perfect for pets and entertainment. The home requires repairs. Great potential as a rental addition or bring new life to this space. * Financing: Seller may consider owner financing, see private remarks

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,528
• − Mortgage interest: −$4,201
• − Property taxes: −$782
• − Insurance: −$375
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,182
• Taxable income: $7,183
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $6,246/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 — Whitesburg

• Score: 54/100
• State rank: #548
• US rank: #24134

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• 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

-21.1% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $75,000 GAMLS
• 2026-06-16 Price Changed $75,000 FMLS
• 2026-06-08 Price Changed $79,900 GAMLS
• 2026-06-08 Price Changed $79,900 FMLS
• 2026-05-26 Price Changed $85,000 GAMLS
• 2026-05-26 Price Changed $85,000 FMLS
• 2026-05-18 Price Changed $90,000 FMLS
• 2026-05-18 Price Changed $90,000 GAMLS
• 2026-04-23 Listed $95,000 FMLS
• 2026-04-23 Listed $95,000 GAMLS

Property tax history

+5.4%/yr

Latest (2025): $782 · +2.3% YoY. Source: county tax records.