308 Poplar St · Hogansville, GA 30230

$100,000

2 bd · 1.0 ba · 999 sqft · SingleFamily · 252 Days on market

Built 1930 10,018 sqft lot Est $182k · 45% under

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Why this score? — see what drove the C+ 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small Cozy home close to down town Hogansville. Quiet Neighborhood with inexpensive living. Inside was remodeled in 2019 with new floors, paint, carpet, A/C, Water heater, and windows. Outside needs a little TLC. Home is perfect for a first time home buyer or an investor for a buy and hold / rental for their portfolio. Please note managing member of selling entity has a real estate license in Georgia

Key facts

• 0.23 acre lot
• Built 1930
• Listed 252 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.6% in Hogansville — 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 58/100 on livability (#425 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Troup County (rural): math 26% / reading 29% proficiency, ranked #109 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hogansville Elementary School (math 27% / reading 17%, grade F, #810 of 1,228 statewide, top 69%, 439 students, 94% FRL); Callaway Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 759 students, 94% FRL); Callaway High School (math 13% / reading 22%, grade F, #264 of 424 statewide, top 63%, 921 students, 94% FRL) — zoned schools average 94% FRL vs 58% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 184 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 474 units permitted in Troup County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Troup County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $181,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Poplar St	0.00mi	2/1.0	999 (0%)	0mo	$96,000	$96	100
406 Poplar St	0.09mi	2/2.0	989 (-1%)	4mo	$180,000	$182	87
408 Poplar St	0.10mi	2/2.0	989 (-1%)	4mo	$170,000	$172	86
227 Oak St	0.21mi	2/1.0	1,007 (+1%)	18mo	$196,600	$195	74
100 Holmes St	0.07mi	2/1.0	907 (-9%)	9mo	$120,000	$132	74
500 Oak St	0.18mi	2/1.0	850 (-15%)	10mo	$189,000	$222	59
516 W Main St	0.58mi	3/2.0 (+1)	1,044 (+4%)	3mo	$227,000	$217	54
113 Granite St	0.72mi	3/1.0 (+1)	1,008 (+1%)	10mo	$204,000	$202	51
108 Lee St	0.21mi	3/2.0 (+1)	1,128 (+13%)	23mo	$90,100	$80	40
502 W Main St	0.53mi	3/1.0 (+1)	1,122 (+12%)	16mo	$125,000	$111	37
414 Foot Log Ln	0.69mi	2/2.0	1,100 (+10%)	18mo	$209,800	$191	32
101 Ransby Dr	0.66mi	3/2.0 (+1)	1,122 (+12%)	15mo	$156,120	$139	27

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,221
• Equity at exit: $14,910

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $13,961
• Equity at exit: $8,646

Cash invested: $28,000 (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 30230

• Home prices YoY: -9.5%
• Active inventory: 184
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $204

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3136 Mobley Bridge Rd Apt G Hogansville, GA	3.0	2.0	1000	$1,195	$1.20	5d	1	0.30mi
406 E Main St Hogansville, GA	2.0	1.5	900	$999	$1.11	24d	1	0.47mi
406 E Main St Hogansville, GA	2.0	1.5	900	$999	$1.11	44d	1	0.47mi
202 Marshall St Hogansville, GA	1.0	1.0	635	$1,049	$1.65	15d	1	0.88mi
225 Brooks Rd Hogansville, GA	3.0	2.0	1100	$1,500	$1.36	44d	1	0.93mi

Listing history 9 events

1. 2026-04-09
   status Under Contract
2. 2026-02-09
   price $100,000
3. 2026-01-06
   price $105,000
4. 2025-10-20
   price $110,000
5. 2025-08-27
   price $115,000
6. 2025-07-22
   listed $120,000 New
7. 2023-08-14
   soldstatus $100,000 Sold 408-char remark

   Show marketing remark (408 chars)

   Small Cozy home close to down town Hogansville. Quiet Neighborhood with inexpensive living. Inside was remodeled in 2019 with new floors, paint, carpet, A/C, Water heater, and windows. Outside needs a little TLC. Home is perfect for a first time home buyer or an investor for a buy and hold / rental for their portfolio. Please note managing member of selling entity has a real estate license in Georgia

8. 2023-07-18
   status Under Contract 408-char remark

   Show marketing remark (408 chars)

   Small Cozy home close to down town Hogansville. Quiet Neighborhood with inexpensive living. Inside was remodeled in 2019 with new floors, paint, carpet, A/C, Water heater, and windows. Outside needs a little TLC. Home is perfect for a first time home buyer or an investor for a buy and hold / rental for their portfolio. Please note managing member of selling entity has a real estate license in Georgia

9. 2023-07-06
   listed $100,000 New 408-char remark

   Show marketing remark (408 chars)

   Small Cozy home close to down town Hogansville. Quiet Neighborhood with inexpensive living. Inside was remodeled in 2019 with new floors, paint, carpet, A/C, Water heater, and windows. Outside needs a little TLC. Home is perfect for a first time home buyer or an investor for a buy and hold / rental for their portfolio. Please note managing member of selling entity has a real estate license in Georgia

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,590
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,909
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,226/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: Troup County
• NCES district ID: 1300001
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,354
• Composite: 23.3/100
• National rank: #7920
• State rank: #109 of 174 in GA

Livability — Hogansville

• Score: 58/100
• State rank: #425
• US rank: #20915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hogansville, GA
• City population: 9,022
• Population (ZIP): 9,022

Population outlook (Troup County) Hauer SSP2

• Today (2025): 75,537 people
• By 2030: 78,250 · +3.6%
• By 2040: 83,184 · +10.1%
• By 2050: 87,167 · +15.4%
• By 2075: 95,643 · +26.6%
• By 2100: 94,234 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Troup

• 2024 margin: Strong R (+24.4) · D 37.6% · R 62.0%
• 2008→2024 swing: -5.4pp toward R · 2008: -19.0pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+21.9 2016: R+23.4 2012: R+17.8 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.98%
• Current HPI: 315.5032
• 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

+0.0% since first listed

9 events — show timeline

• 2026-04-09 Pending — GAMLS
• 2026-02-09 Price Changed $100,000 GAMLS
• 2026-01-06 Price Changed $105,000 GAMLS
• 2025-10-20 Price Changed $110,000 GAMLS
• 2025-08-27 Price Changed $115,000 GAMLS
• 2025-07-22 Listed $120,000 GAMLS
• 2023-08-14 Sold (MLS) $100,000 GAMLS
• 2023-07-18 Pending — GAMLS
• 2023-07-06 Listed $100,000 GAMLS