385 W Trippe St · Harlem, GA 30814

$149,900

3 bd · 1.0 ba · 1,696 sqft · Other public records

Built 1951 0.90 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-Upper Opportunity in the Heart of Harlem! Welcome to 385 West Trippe Street, a classic 1951-built home located in the charming town of Harlem, GA. This 3-bedroom, 1 1/2-bathroom home offers 1,696 square feet of potential, ready for your vision and renovation skills to bring it back to life. Whether you're looking to restore a piece of local history, flip for resale, or build equity in your first home, this is your chance to own a property in a growing area just minutes from downtown Harlem. This property has mold

Key facts

• 0.9 acre lot
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% vs local median 3.9% in Harlem — 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 (#256 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Harlem Elementary School (math 41% / reading 40%, grade F, #419 of 1,228 statewide, top 35%, 862 students, 48% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-19 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: 146 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,213 units permitted in Columbia 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 $4k of value loss. Plan a longer hold.
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1951 — 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-8,127
• Equity at exit: $22,351

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $13,798
• Equity at exit: $12,961

Cash invested: $41,972 (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 30814

• Home prices YoY: -3.7%
• Active inventory: 146
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$786
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $253

Break-even live

Break-even rent $1,306

Max offer price $149,900

Occupancy floor 79%

Sensitivity live

Price	-10% $338	-5% $296	+0% $253	+5% $211	+10% $169
Rent	-10% $125	-5% $189	+0% $253	+5% $318	+10% $382
Rate	-1.0pp $329	-0.5pp $292	base $253	+0.5pp $215	+1.0pp $175

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Amesbury Dr Harlem, GA	3.0	2.5	1590	$1,725	$1.08	45d	1	0.71mi
425 Amesbury Dr Harlem, GA	3.0	2.5	1590	$1,725	$1.08	24d	1	0.71mi
408 Amesbury Dr Harlem, GA	2.0	2.0	1188	$1,525	$1.28	24d	1	0.72mi
408 Amesbury Dr Harlem, GA	2.0	2.0	1188	$1,525	$1.28	45d	1	0.72mi
376 Norwich Dr Harlem, GA	2.0	2.0	1188	$1,545	$1.30	24d	1	0.77mi
376 Norwich Dr Harlem, GA	2.0	2.0	1188	$1,545	$1.30	45d	1	0.77mi
494 Amesbury Dr Harlem, GA	2.0	2.0	1188	$1,545	$1.30	24d	1	0.80mi
494 Amesbury Dr Harlem, GA	2.0	2.0	1188	$1,545	$1.30	45d	1	0.80mi
122 Oakwood Dr Harlem, GA	4.0	2.0	1771	$1,850	$1.04	15d	1	0.91mi

Listing history 8 events

1. 2025-11-14
   soldstatus $100,000
2. 2025-10-13
   historical
3. 2025-10-10
   historical
4. 2025-10-10
   historical
5. 2025-10-06
   listed $149,900
6. 2025-10-06
   listed $149,900
7. 1993-02-01
   soldstatus $72,500
8. 1988-09-01
   soldstatus $64,900

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,203 · $184/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,527
• − Mortgage interest: −$8,397
• − Property taxes: −$2,203
• − Insurance: −$750
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,361
• Taxable income: $693
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $2,875/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Harlem

• Score: 64/100
• State rank: #256
• US rank: #14109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harlem, GA
• Population (ZIP): 10,767

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Serbian 2% Scottish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.65%
• Current HPI: 279.1916
• 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

+54.1% since first listed

8 events — show timeline

• 2025-11-14 Sold (Public Records) $100,000 Public Records
• 2025-10-13 Listing Removed — Hive MLS
• 2025-10-10 Listing Removed — Hive MLS
• 2025-10-10 Listing Removed — Hive MLS
• 2025-10-06 Listed $149,900 Hive MLS
• 2025-10-06 Listed $149,900 Hive MLS
• 1993-02-01 Sold (Public Records) $72,500 Public Records
• 1988-09-01 Sold (Public Records) $64,900 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,203 · -3.8% YoY. Source: county tax records.