689 Melba Dr · Trion, GA 30753

$160,000

2 bd · 1.5 ba · 1,044 sqft · Other public records · 3 Days on market

Built 1967 0.46 ac lot

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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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome home to this charming 2-bedroom, 2-bath brick ranch situated on approximately 0.46 acres. Conveniently located just minutes from Trion Schools, this property offers the perfect combination of peaceful living and easy access to local amenities. Built for durability and low-maintenance living, the home features four-sided brick construction and a metal roof. Inside, you'll find comfortable living spaces designed for everyday living, while the attached garage provides added convenience and storage. Step outside and enjoy the nearly half-acre lot, complete with fenced front and back yards, offering plenty of space for pets, play, gardening, or entertaining. Whether you're relaxing outdo

Key facts

• Metal roof
• Attached garage
• Nearly half-acre lot

Tags

• FOUR-SIDED BRICK CONSTRUCTION
• METAL ROOF
• FENCED FRONT AND BACK YARDS
• NEARLY HALF-ACRE LOT
• ATTACHED GARAGE

Property features AI

Finance

• Other: Located in the Oakhill subdivision

Exterior

• Parking: 1-car garage; Driveway parking; Concrete and gravel surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable and phone available
• Home design: Single-family residence; One story
• Construction: Brick construction; Block foundation
• Exterior features: Front porch; Fenced front and back yard; No additional exterior features listed

Interior

• Kitchen: Refrigerator, Oven, Microwave, Dishwasher not listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Washer, Dryer, Refrigerator, Oven, Microwave
• Laundry & utility: Laundry closet; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $99 ($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 $135k (15.6% below list).
• Recommended offer: $135k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.2% in Trion — 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 64/100 on livability (#257 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000 (15.6% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.08×
• Total profit: $93,407
• Equity at exit: $144,141

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $269,960
• Equity at exit: $310,845

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 30753

• Home prices YoY: 5.1%
• Active inventory: 36
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $99

Break-even live

Break-even rent $1,224

Max offer price $160,000

Occupancy floor 88%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Peach St Trion, GA	3.0	2.0	1207	$1,350	$1.12	14d	1	0.15mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $160,000 Pending 3 DOM
2. 2026-06-03
   remarks 699-char remark
3. 2026-06-03
   listed $160,000 Active 1 DOM

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$736/yr (+$61/mo · 99.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$8,962
• − Property taxes: −$736
• − Insurance: −$800
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,655
• Taxable loss: −$1,545
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,564/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Trion

• Score: 64/100
• State rank: #257
• US rank: #14164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,039

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 14% Two or more races 6% Native American 4%
• Common ancestry: Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 12% Russian/Polish/Slavic 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.20%
• Current HPI: 253.4637
• 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

+88.2% since first listed

3 events — show timeline

• 2026-06-02 Listed $160,000 GCAR
• 2020-08-06 Sold (Public Records) $80,000 Public Records
• 2019-04-24 Sold (Public Records) $85,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $736 · -4.9% YoY. Source: county tax records.