161 Elm St · Trion, GA 30753

$131,000

3 bd · 2.0 ba · 1,590 sqft · Other public records · 20 Days on market

Built 1927 5,227 sqft lot

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Why this score? — see what drove the B- 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

Key facts

• Hallway storage area
• Separate dining room
• Laundry room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• SPACIOUS KITCHEN
• LAUNDRY ROOM
• HALLWAY STORAGE AREA
• WALKING DISTANCE TO LIBRARY

Property features AI

Exterior

• Parking: Off-street parking; Kitchen-level parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected
• Home design: Single-family residence; One story
• Construction: Frame construction; Other construction materials; Block foundation; Shingle roof; Built as of 1,636 above-grade finished area
• Exterior features: Covered porch; Rain gutters; Fenced yard; Corner, level lot; Public-maintained city street frontage

Interior

• Kitchen: Refrigerator; Free-standing electric range
• Bedrooms: Master downstairs
• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Pantry; Walk-in closet(s); Master bedroom on the main floor; Crawl space basement
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $131k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $131k).
• Recommended offer: $129k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Trion Elementary School (math 51% / reading 49%, grade D+, #255 of 1,228 statewide, top 21%, 661 students, 56% FRL); Trion Middle School (math 69% / reading 62%, grade A-, #27 of 470 statewide, top 6%, 277 students, 53% FRL); Trion High School (math 17% / reading 52%, grade F, #88 of 424 statewide, top 22%, 389 students, 43% FRL).
• 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 $14k of equity ($906 loan paydown + $13k 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 $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,035 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — 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: 1.03% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 8.1

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: 31.0%
• Equity multiple: 3.43×
• Total profit: $89,171
• Equity at exit: $118,015

10-year hold

• IRR: 26.8%
• Equity multiple: 7.77×
• Total profit: $248,429
• Equity at exit: $254,504

Cash invested: $36,680 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$687
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $281

Break-even live

Break-even rent $995

Max offer price $131,000

Occupancy floor 74%

Sensitivity live

Price	-10% $355	-5% $318	+0% $281	+5% $244	+10% $207
Rent	-10% $174	-5% $227	+0% $281	+5% $334	+10% $387
Rate	-1.0pp $347	-0.5pp $314	base $281	+0.5pp $247	+1.0pp $212

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: $32,750
• Closing costs: $3,930
• 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	15d	1	0.92mi

Listing history 43 events

1. 2026-06-17
   status $131,000 Pending 20 DOM
2. 2026-06-16
   days on market $131,000 Active 20 DOM
3. 2026-06-15
   days on market $131,000 Active 19 DOM
4. 2026-06-13
   days on market $131,000 Active 17 DOM
5. 2026-06-12
   statusdays on market $131,000 Active 16 DOM
6. 2026-06-05
   statusdays on market $131,000 Pending 15 DOM
7. 2026-06-04
   days on market $131,000 Active 14 DOM
8. 2026-06-02
   days on market $131,000 Active 13 DOM
9. 2026-06-01
   days on market $131,000 Active 12 DOM
10. 2026-05-31
    days on market $131,000 Active 11 DOM
11. 2026-05-31
    days on market $131,000 Active 10 DOM
12. 2026-05-20
    listed $131,000 Active
13. 2025-01-10
    price $159,900
14. 2024-11-12
    price $165,900
15. 2024-11-05
    price $175,500
16. 2024-10-04
    price $179,900
17. 2024-09-24
    price $189,000
18. 2023-09-01
    status Pending 392-char remark

    Show marketing remark (392 chars)

    This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

19. 2023-08-18
    historical 392-char remark

    Show marketing remark (392 chars)

    This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

20. 2023-08-18
    status Pending 392-char remark

    Show marketing remark (392 chars)

    This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

21. 2023-08-17
    historical 392-char remark

    Show marketing remark (392 chars)

    This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

22. 2023-07-31
    soldstatus $145,000
23. 2023-07-25
    soldstatus $145,000 Closed
24. 2023-07-25
    soldstatus $145,000
25. 2023-07-18
    status Pending 392-char remark

    Show marketing remark (392 chars)

    This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

26. 2023-06-15
    historical Contingent
27. 2023-06-15
    historical Active Under Contract
28. 2023-05-22
    price $149,900
29. 2023-05-22
    price $149,900
30. 2023-05-07
    price $155,000
31. 2023-05-07
    price $155,000
32. 2023-04-13
    price $158,500
33. 2023-04-13
    price $158,500
34. 2023-03-24
    listed $149,900 Active 392-char remark

    Show marketing remark (392 chars)

    This nicely updated 3 bedroom 2 bathroom 1590 square foot home, has a new roof, new exterior paint, interior paint, new countertops, new interior doors and all new light fixtures, it also features a gas fireplace, new LVP flooring throughout the home, hardwood in master, huge walk in master closet. Fence around front yard. Walking distance to Library, high school, bank, and Dollar General.

35. 2023-03-14
    listed $160,000 Active
36. 2023-03-11
    listed $160,000 Active
37. 2023-02-09
    soldstatus $80,000
38. 2023-02-01
    soldstatus $80,000 Closed
39. 2023-02-01
    soldstatus $80,000 Sold
40. 2022-12-21
    status Pending
41. 2022-12-21
    status Under Contract
42. 2022-12-13
    listed $89,900 Active
43. 2022-12-08
    listed $89,900 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: $531 · $44/mo
• Projected year-2 tax: $1,205 · $100/mo
• Expected delta: +$674/yr (+$56/mo · 127.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: −$7,338
• − Property taxes: −$531
• − Insurance: −$655
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,811
• Taxable income: $1,273
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $3,063/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

+45.7% since first listed

35 events — show timeline

• 2026-06-16 Pending — GCAR
• 2026-06-12 Relisted — GCAR
• 2026-06-04 Pending — GCAR
• 2026-05-20 Listed $131,000 GCAR
• 2025-01-10 Price Changed $159,900 GCAR
• 2024-11-12 Price Changed $165,900 GCAR
• 2024-11-05 Price Changed $175,500 GCAR
• 2024-10-04 Price Changed $179,900 GCAR
• 2024-09-24 Price Changed $189,000 GCAR
• 2023-09-01 Pending — CCARMLS
• 2023-08-18 Delisted — CCARMLS
• 2023-08-18 Pending — CCARMLS
• 2023-08-17 Delisted — CCARMLS
• 2023-07-31 Sold (Public Records) $145,000 Public Records
• 2023-07-25 Sold (MLS) $145,000 REALTRACS as Distributed by MLS Grid
• 2023-07-25 Sold (MLS) $145,000 GCAR
• 2023-07-18 Pending — CCARMLS
• 2023-06-15 Contingent — GCAR
• 2023-06-15 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-05-22 Price Changed $149,900 GCAR
• 2023-05-22 Price Changed $149,900 REALTRACS as Distributed by MLS Grid
• 2023-05-07 Price Changed $155,000 GCAR
• 2023-05-07 Price Changed $155,000 REALTRACS as Distributed by MLS Grid
• 2023-04-13 Price Changed $158,500 GCAR
• 2023-04-13 Price Changed $158,500 REALTRACS as Distributed by MLS Grid
• 2023-03-24 Listed $149,900 CCARMLS
• 2023-03-14 Listed $160,000 REALTRACS as Distributed by MLS Grid
• 2023-03-11 Listed $160,000 GCAR
• 2023-02-09 Sold (Public Records) $80,000 Public Records
• 2023-02-01 Sold (MLS) $80,000 GAMLS
• 2023-02-01 Sold (MLS) $80,000 GCAR
• 2022-12-21 Pending — GCAR
• 2022-12-21 Pending — GAMLS
• 2022-12-13 Listed $89,900 GCAR
• 2022-12-08 Listed $89,900 GAMLS

Property tax history

+14.0%/yr

Latest (2025): $531 · -13.0% YoY. Source: county tax records.