69 Kinzy St · Trion, GA 30753

$95,000

2 bd · 1.0 ba · 1,041 sqft · Other public records · 91 Days on market

Built 1900 9,583 sqft lot $91/sqft · 39% below area Est $156k · 39% under

---

Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for plenty of space? This house has two bedrooms, two bathrooms, and two large bonus rooms upstairs! The property has had new flooring installed, a new metal roof, new wood on the front porch, and more. There is a large wooden deck attached to the back door, overlooking the backyard on this corner lot. A large walk-in access to the crawlspace is located below the back deck. With a little TLC, this house could be a great home, or investment property!

Key facts

• New metal roof
• Large wooden deck
• Walk-in access

Tags

• NEW FLOORING
• NEW METAL ROOF
• LARGE WOODEN DECK
• CORNER LOT
• WALK-IN ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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.
• Trion City (town): math 55% / reading 55% proficiency, ranked #11 of 174 in GA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $95k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.42% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (median comp): $156,240
• List price: $95,000
• Delta: -39.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.5%
• Equity multiple: 4.16×
• Total profit: $84,132
• Equity at exit: $85,584

10-year hold

• IRR: 35.8%
• Equity multiple: 9.35×
• Total profit: $222,168
• Equity at exit: $184,564

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $509

Break-even live

Break-even rent $705

Max offer price $95,000

Occupancy floor 57%

Sensitivity live

Price	-10% $563	-5% $536	+0% $509	+5% $482	+10% $455
Rent	-10% $403	-5% $456	+0% $509	+5% $563	+10% $616
Rate	-1.0pp $557	-0.5pp $533	base $509	+0.5pp $485	+1.0pp $460

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: $23,750
• Closing costs: $2,850
• 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	0.99mi

Listing history 36 events

1. 2026-06-21
   days on market $95,000 Active 91 DOM
2. 2026-06-18
   days on market $95,000 Active 89 DOM
3. 2026-06-17
   days on market $95,000 Active 88 DOM
4. 2026-06-16
   days on market $95,000 Active 87 DOM
5. 2026-06-15
   days on market $95,000 Active 86 DOM
6. 2026-06-13
   days on market $95,000 Active 84 DOM
7. 2026-06-12
   days on market $95,000 Active 83 DOM
8. 2026-06-09
   days on market $95,000 Active 80 DOM
9. 2026-06-09
   price $95,000 Active 79 DOM
10. 2026-06-08
    days on market $105,000 Active 79 DOM
11. 2026-06-07
    days on market $105,000 Active 78 DOM
12. 2026-06-05
    days on market $105,000 Active 76 DOM
13. 2026-06-04
    days on market $105,000 Active 74 DOM
14. 2026-06-02
    days on market $105,000 Active 73 DOM
15. 2026-06-01
    days on market $105,000 Active 72 DOM
16. 2026-05-31
    days on market $105,000 Active 71 DOM
17. 2026-05-31
    days on market $105,000 Active 70 DOM
18. 2026-04-10
    price $120,000 461-char remark

    Show marketing remark (461 chars)

    Looking for plenty of space? This house has two bedrooms, two bathrooms, and two large bonus rooms upstairs! The property has had new flooring installed, a new metal roof, new wood on the front porch, and more. There is a large wooden deck attached to the back door, overlooking the backyard on this corner lot. A large walk-in access to the crawlspace is located below the back deck. With a little TLC, this house could be a great home, or investment property!

19. 2026-04-10
    price $120,000 461-char remark

    Show marketing remark (461 chars)

    Looking for plenty of space? This house has two bedrooms, two bathrooms, and two large bonus rooms upstairs! The property has had new flooring installed, a new metal roof, new wood on the front porch, and more. There is a large wooden deck attached to the back door, overlooking the backyard on this corner lot. A large walk-in access to the crawlspace is located below the back deck. With a little TLC, this house could be a great home, or investment property!

20. 2026-03-20
    listed $124,900 New 461-char remark

    Show marketing remark (461 chars)

    Looking for plenty of space? This house has two bedrooms, two bathrooms, and two large bonus rooms upstairs! The property has had new flooring installed, a new metal roof, new wood on the front porch, and more. There is a large wooden deck attached to the back door, overlooking the backyard on this corner lot. A large walk-in access to the crawlspace is located below the back deck. With a little TLC, this house could be a great home, or investment property!

21. 2026-03-20
    listed $124,900 Active 461-char remark

    Show marketing remark (461 chars)

    Looking for plenty of space? This house has two bedrooms, two bathrooms, and two large bonus rooms upstairs! The property has had new flooring installed, a new metal roof, new wood on the front porch, and more. There is a large wooden deck attached to the back door, overlooking the backyard on this corner lot. A large walk-in access to the crawlspace is located below the back deck. With a little TLC, this house could be a great home, or investment property!

22. 2024-12-30
    soldstatus $41,000
23. 2024-11-30
    historical
24. 2024-11-30
    historical
25. 2024-11-12
    price $43,900
26. 2024-11-12
    price $43,900
27. 2024-11-02
    price $44,900
28. 2024-11-02
    price $44,900
29. 2024-10-24
    price $45,000
30. 2024-10-24
    price $45,000
31. 2024-10-16
    price $47,500
32. 2024-10-16
    price $47,500
33. 2024-10-10
    price $52,000
34. 2024-10-10
    price $52,000
35. 2024-10-05
    listed $56,000 Active
36. 2024-10-05
    listed $56,000 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: $234 · $20/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$640/yr (+$53/mo · 273.5%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: −$5,321
• − Property taxes: −$234
• − Insurance: −$475
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,764
• Taxable income: $4,814
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $4,955/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: Trion City
• NCES district ID: 1305130
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $36,021
• Composite: 45.6/100
• National rank: #2589
• State rank: #11 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

• Census place: Trion, GA
• 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

+114.3% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $120,000 FMLS
• 2026-04-10 Price Changed $120,000 GAMLS
• 2026-03-20 Listed $124,900 FMLS
• 2026-03-20 Listed $124,900 GAMLS
• 2024-12-30 Sold (Public Records) $41,000 Public Records
• 2024-11-30 Listing Removed — GAMLS
• 2024-11-30 Listing Removed — FMLS
• 2024-11-12 Price Changed $43,900 FMLS
• 2024-11-12 Price Changed $43,900 GAMLS
• 2024-11-02 Price Changed $44,900 FMLS
• 2024-11-02 Price Changed $44,900 GAMLS
• 2024-10-24 Price Changed $45,000 FMLS
• 2024-10-24 Price Changed $45,000 GAMLS
• 2024-10-16 Price Changed $47,500 FMLS
• 2024-10-16 Price Changed $47,500 GAMLS
• 2024-10-10 Price Changed $52,000 FMLS
• 2024-10-10 Price Changed $52,000 GAMLS
• 2024-10-05 Listed $56,000 GAMLS
• 2024-10-05 Listed $56,000 FMLS

Property tax history

+19.2%/yr

Latest (2025): $234 · -10.7% YoY. Source: county tax records.