1604 Us Hwy 29 · West Point, GA 31833

$160,000

3 bd · 1.5 ba · 1,418 sqft · SingleFamily public records · 60 Days on market

Built 1946 0.48 ac lot $113/sqft · 28% below area Est $223k · 28% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• 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

Charming and well-loved! This adorable 3-bedroom, 1.5-bath home has been proudly owned and cared for by the same owner for 45 years-showing true pride of ownership throughout. Nestled in a great area, it offers inviting curb appeal and a yard with tons of potential to make your own. Full of warmth and character. Also has a tall crawl space that offers more than storage with ample headroom, it offers flexibility for hobbies or workshop. This is the perfect place to call home! Call today for your private viewing!

Key facts

• Yard with potential
• Curb appeal
• Tall crawl space

Tags

• CURB APPEAL
• TALL CRAWL SPACE
• YARD WITH POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.6% below list).
• Recommended offer: $138k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.2% in West Point — 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 57/100 on livability (#473 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute 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.
• Market conditions: 76 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $138,234 (13.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $223,062
• List price: $160,000
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Wisteria Dr	0.24mi	3/2.0	1,483 (+5%)	5mo	$282,000	$190	75
1702 Rosemont Ave	0.18mi	3/1.5	1,499 (+6%)	20mo	$220,000	$147	65
1515 Wisteria Dr	0.33mi	3/2.0	1,504 (+6%)	14mo	$250,000	$166	61
1517 Wisteria Dr	0.34mi	3/2.0	1,483 (+5%)	17mo	$249,900	$169	61
1511 Wisteria Dr	0.30mi	3/2.0	1,523 (+7%)	21mo	$275,000	$181	54
1009 Avenue K	0.62mi	3/2.0	1,467 (+4%)	12mo	$100,000	$68	53
1806 Azalea Dr	0.35mi	4/2.0 (+1)	1,564 (+10%)	18mo	$229,900	$147	45
106 Sunset Dr	0.69mi	3/1.5	1,219 (-14%)	6mo	$199,900	$164	39
1008 Avenue G Ave	0.64mi	3/2.0	1,586 (+12%)	23mo	$178,000	$112	29
112 Sunset Dr	0.69mi	4/2.0 (+1)	1,630 (+15%)	15mo	$225,000	$138	24

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,544
• Equity at exit: $23,857

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-11,069
• Equity at exit: $13,834

Cash invested: $44,800 (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 31833

• Home prices YoY: -13.3%
• Active inventory: 76
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $85

Break-even live

Break-even rent $1,275

Max offer price $160,000

Occupancy floor 89%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E 7th St West Point, GA	3.0	2.0	1308	$1,600	$1.22	21d	1	0.92mi
505 E 5th St West Point, GA	3.0	1.0	1354	$1,295	$0.96	21d	1	1.03mi
813 3rd Ave Unit K West Point, GA	2.0	2.5	1100	$1,200	$1.09	21d	1	1.04mi

Listing history 17 events

1. 2026-06-19
   days on market $160,000 Active 60 DOM
2. 2026-06-18
   days on market $160,000 Active 59 DOM
3. 2026-06-17
   days on market $160,000 Active 58 DOM
4. 2026-06-16
   days on market $160,000 Active 57 DOM
5. 2026-06-15
   days on market $160,000 Active 56 DOM
6. 2026-06-14
   days on market $160,000 Active 54 DOM
7. 2026-06-12
   days on market $160,000 Active 53 DOM
8. 2026-06-09
   days on market $160,000 Active 50 DOM
9. 2026-06-08
   days on market $160,000 Active 49 DOM
10. 2026-06-07
    statusdays on market $160,000 Active 48 DOM
11. 2026-06-05
    days on market $160,000 Price Change 45 DOM
12. 2026-06-03
    pricestatus $160,000 Price Change 43 DOM
13. 2026-06-02
    days on market $167,500 Active 43 DOM
14. 2026-06-01
    days on market $167,500 Active 42 DOM
15. 2026-05-31
    days on market $167,500 Active 41 DOM
16. 2026-05-30
    days on market $167,500 Active 40 DOM
17. 2026-04-20
    listed $167,500 New 521-char remark

    Show marketing remark (521 chars)

    Charming and well-loved! This adorable 3-bedroom, 1.5-bath home has been proudly owned and cared for by the same owner for 45 years-showing true pride of ownership throughout. Nestled in a great area, it offers inviting curb appeal and a yard with tons of potential to make your own. Full of warmth and character. Also has a tall crawl space that offers more than storage with ample headroom, it offers flexibility for hobbies or workshop. This is the perfect place to call home! Call today for your private viewing!

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$258/yr (+$21/mo · 21.2%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,588
• − Mortgage interest: −$8,962
• − Property taxes: −$1,214
• − Insurance: −$800
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,655
• Taxable loss: −$1,697
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,429/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 — West Point

• Score: 57/100
• State rank: #473
• US rank: #22231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, GA
• Population (ZIP): 6,718

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 49% Black 45% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 2%

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: ▼ -37.96%
• Current HPI: 247.7196
• 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

1 event — show timeline

• 2026-04-20 Listed $167,500 GAMLS

Property tax history

+6.5%/yr

Latest (2025): $1,214 · +130.0% YoY. Source: county tax records.