1050 Waddell St · Bremen, GA 30110

$205,200

3 bd · 3.0 ba · 1,975 sqft · SingleFamily public records · 108 Days on market

Built 1964 1.00 ac lot $104/sqft · 45% below area Est $372k · 45% under ↓ 26% 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 +15.0/15.0
• Cash flow +11.3/30.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

Key facts

• Enclosed garage
• Walk-in closet
• French doors

Tags

• 1 ACRE LOT
• STONE FIREPLACE
• FRENCH DOORS
• WALK-IN CLOSET
• PRIVATE BATHROOM
• ENCLOSED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-75 ($-902/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (23.2% below list).
• Recommended offer: $158k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% in Bremen — 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 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.
• Zoned schools: Tallapoosa Primary School (483 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 108 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $88k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,676 (23.2% 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 108 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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: 0.77% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $371,655
• List price: $205,200
• Delta: -44.79%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Waddell St	0.31mi	4/3.0 (+1)	2,146 (+9%)	2mo	$405,000	$189	65
519 Mill Run Dr	0.51mi	3/2.0	1,952 (-1%)	24mo	$460,000	$236	50
204 Bush Creek Way	0.43mi	3/2.0	1,757 (-11%)	10mo	$325,000	$185	49
603 Waddell St	0.73mi	3/2.0	2,074 (+5%)	23mo	$349,900	$169	34

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-38,072
• Equity at exit: $30,596

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-39,460
• Equity at exit: $17,742

Cash invested: $57,456 (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: 148
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$1,076
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-75

Break-even live

Break-even rent $1,672

Max offer price $191,929

Occupancy floor 100%

Sensitivity live

Price	-10% $41	-5% $-17	+0% $-75	+5% $-133	+10% $-191
Rent	-10% $-200	-5% $-137	+0% $-75	+5% $-13	+10% $49
Rate	-1.0pp $28	-0.5pp $-23	base $-75	+0.5pp $-128	+1.0pp $-182

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: $51,300
• Closing costs: $6,156
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-04
   statusdays on market $205,200 Pending 108 DOM
2. 2026-06-03
   days on market $205,200 Active 107 DOM
3. 2026-06-02
   days on market $205,200 Active 106 DOM
4. 2026-06-01
   days on market $205,200 Active 105 DOM
5. 2026-05-31
   days on market $205,200 Active 104 DOM
6. 2026-05-14
   price $216,600 631-char remark

   Show marketing remark (631 chars)

   Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

7. 2026-05-14
   price $216,600 631-char remark

   Show marketing remark (631 chars)

   Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

8. 2026-05-01
   price $228,000 631-char remark

   Show marketing remark (631 chars)

   Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

9. 2026-05-01
   price $228,000 631-char remark

   Show marketing remark (631 chars)

   Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

10. 2026-04-21
    price $263,700 631-char remark

    Show marketing remark (631 chars)

    Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

11. 2026-04-21
    price $263,700 631-char remark

    Show marketing remark (631 chars)

    Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

12. 2026-03-12
    price $279,000 631-char remark

    Show marketing remark (631 chars)

    Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

13. 2026-03-12
    price $279,000 631-char remark

    Show marketing remark (631 chars)

    Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

14. 2026-02-16
    listed $293,000 New 631-char remark

    Show marketing remark (631 chars)

    Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

15. 2026-02-16
    listed $293,000 Active 631-char remark

    Show marketing remark (631 chars)

    Beautiful ranch home on a 1 acre lot! Spacious living room with stone fireplace! Open to dining room with French doors to backyard and kitchen with plenty of cabinetry! Primary bedroom features walk-in closet and private bathroom! Two secondary bedrooms share another full bathroom! Former garage now enclosed to provide a large den/family room and half bathroom! Huge screened porch overlooks backyard! Property includes multiple outbuildings/sheds and a large detached building finished with living space and kitchenette space. Flexible for storage, recreation, or other use! A must see! Don't miss out on this great opportunity!

16. 2026-02-05
    historical
17. 2025-12-29
    listed $293,000 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $18,921
• − Mortgage interest: −$11,494
• − Property taxes: −$1,910
• − Insurance: −$1,026
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$5,969
• Taxable loss: −$4,506
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $180/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

-26.1% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $216,600 GAMLS
• 2026-05-14 Price Changed $216,600 FMLS
• 2026-05-01 Price Changed $228,000 GAMLS
• 2026-05-01 Price Changed $228,000 FMLS
• 2026-04-21 Price Changed $263,700 GAMLS
• 2026-04-21 Price Changed $263,700 FMLS
• 2026-03-12 Price Changed $279,000 GAMLS
• 2026-03-12 Price Changed $279,000 FMLS
• 2026-02-16 Listed $293,000 FMLS
• 2026-02-16 Listed $293,000 GAMLS
• 2026-02-05 Listing Removed — GAMLS
• 2025-12-29 Listed $293,000 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $1,910 · -13.8% YoY. Source: county tax records.