21 Hillandale St · East Newnan, GA 30263

$85,000

2 bd · 2.0 ba · 1,288 sqft · Manufactured · 43 Days on market

Built 2020 Good condition ↓ 11% 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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS or BUYER LOOKING FOR A DEAL!! This beautifully maintained 2BR/2BA home in the desirable Coweta Hills Community, one of Coweta’s best-kept secrets. Built just 6 years ago, this newer home features an open floor plan with LVP flooring throughout and an immaculate kitchen with a large island, breakfast nook/banquette, and abundant cabinet space. Separate dining area flows into a spacious living room, ideal for entertaining. Primary suite offers a walk-in closet and built-in cabinetry in the bathroom. Home includes a storage shed. Community amenities include a pool, playground, green space, and dog park. Monthly lot rent of $948 applies (not included in purchase pric

Key facts

• Breakfast nook
• Open floor plan
• Immaculate kitchen

Tags

• OPEN FLOOR PLAN
• LVP FLOORING
• IMMACULATE KITCHEN
• LARGE ISLAND
• BREAKFAST NOOK
• ABUNDANT CABINET SPACE

Property features AI

Finance

• HOA & community: Community playground; Community pool; Dog park

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public water; Public sewer; 220-volt electric; Electricity available; Cable available; Phone service available; Paved road frontage
• Home design: One-level home; Resale property; Combination foundation
• Construction: Other construction materials; Asphalt/composition roof
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Kitchen island; Breakfast bar; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); Master bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central heating; Other heating; Central air conditioning
• Interior features: Walk-in closets; No common walls
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 2.4% in East 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 48/100 on livability (#590 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities 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: Moreland Elementary School (math 52% / reading 47%, grade D, #264 of 1,228 statewide, top 23%, 547 students, 38% 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); 539 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 2.04% ✓
• Cap rate: 17.38%
• Cash-on-cash: 39.60%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.8%
• Equity multiple: 2.51×
• Total profit: $36,049
• Equity at exit: $12,674

10-year hold

• IRR: 42.4%
• Equity multiple: 4.99×
• Total profit: $94,980
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $785

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 50%

Sensitivity live

Price	-10% $844	-5% $815	+0% $785	+5% $756	+10% $727
Rent	-10% $648	-5% $717	+0% $785	+5% $854	+10% $923
Rate	-1.0pp $828	-0.5pp $807	base $785	+0.5pp $763	+1.0pp $741

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Bur Oak Bnd Newnan, GA	3.0–5.0	2.0–3.0	1989	$2,295	$1.15	0d	7	1.31mi

Listing history 14 events

1. 2026-06-09
   days on market $85,000 Active 43 DOM
2. 2026-06-08
   days on market $85,000 Active 42 DOM
3. 2026-06-07
   days on market $85,000 Active 41 DOM
4. 2026-06-04
   days on market $85,000 Active 38 DOM
5. 2026-06-03
   days on market $85,000 Active 37 DOM
6. 2026-06-02
   days on market $85,000 Active 36 DOM
7. 2026-06-01
   days on market $85,000 Active 35 DOM
8. 2026-05-31
   days on market $85,000 Active 34 DOM
9. 2026-05-16
   price $85,000 859-char remark
10. 2026-05-16
    price $85,000 865-char remark
11. 2026-05-04
    price $92,287 859-char remark
12. 2026-05-04
    price $92,287 865-char remark
13. 2026-04-27
    listed $95,000 New 859-char remark
14. 2026-04-27
    listed $95,000 Active 865-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$2,473
• Taxable income: $8,582
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $7,365/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This beautifully maintained 2BR/2BA home in the desirable Coweta Hills Community is in excellent condition with minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace LVP flooring with hardwood — Improves aesthetics and adds value
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace LVP flooring with hardwood — Improves aesthetics and adds value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — East Newnan

• Score: 48/100
• State rank: #590
• US rank: #26037

Category grades

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

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

-10.5% since first listed

4 events — show timeline

• 2026-06-09 Listing Removed — GAMLS
• 2026-05-16 Price Changed $85,000 GAMLS
• 2026-05-04 Price Changed $92,287 GAMLS
• 2026-04-27 Listed $95,000 GAMLS