61 Timberlake Trl · Hogansville, GA 30230

$145,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 80 Days on market

Built 1973 5.68 ac lot $85/sqft · 56% below area ↓ 3% since listing

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• 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

Investment opportunity in Hogansville! This 3-bedroom, 2-bathroom home sits on a sprawling 5.68-acre lot, offering privacy and endless potential. Built in 1973, this property is a true fixer-upper ready for your vision and sweat equity. Features include a stone exterior, a cozy fireplace, and over 1,700 sq ft of living space to transform. With nearly 6 acres of land, there is plenty of room for expansion, gardening, or a private workshop. Property sold as-is; buyer is responsible for performing their own due diligence. Bring your contractor and explore the possibilities of this rural retreat!

Key facts

• Rural retreat
• Private workshop
• Stone exterior

Tags

• SPRAWLING LOT
• STONE EXTERIOR
• COZY FIREPLACE
• ROOM FOR EXPANSION
• PRIVATE WORKSHOP
• RURAL RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% in Hogansville — 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 58/100 on livability (#425 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime 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: 184 active listings in the ZIP; 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 $4k 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 80 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 42% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.02% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $330,339
• List price: $145,000
• Delta: -56.11%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,093
• Equity at exit: $21,620

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $10,595
• Equity at exit: $12,537

Cash invested: $40,600 (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 30230

• Home prices YoY: -9.5%
• Active inventory: 184
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $226

Break-even live

Break-even rent $1,198

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $145,000 Active 80 DOM
2. 2026-06-18
   days on market $145,000 Active 79 DOM
3. 2026-06-17
   days on market $145,000 Active 78 DOM
4. 2026-06-16
   days on market $145,000 Active 77 DOM
5. 2026-06-15
   days on market $145,000 Active 76 DOM
6. 2026-06-14
   days on market $145,000 Active 74 DOM
7. 2026-06-12
   days on market $145,000 Active 73 DOM
8. 2026-06-09
   days on market $145,000 Active 70 DOM
9. 2026-06-08
   days on market $145,000 Active 69 DOM
10. 2026-06-07
    days on market $145,000 Active 68 DOM
11. 2026-06-05
    days on market $145,000 Active 65 DOM
12. 2026-06-02
    days on market $145,000 Active 63 DOM
13. 2026-06-01
    days on market $145,000 Active 62 DOM
14. 2026-05-31
    days on market $145,000 Active 61 DOM
15. 2026-05-30
    days on market $145,000 Active 60 DOM
16. 2026-04-13
    price $145,000 599-char remark

    Show marketing remark (599 chars)

    Investment opportunity in Hogansville! This 3-bedroom, 2-bathroom home sits on a sprawling 5.68-acre lot, offering privacy and endless potential. Built in 1973, this property is a true fixer-upper ready for your vision and sweat equity. Features include a stone exterior, a cozy fireplace, and over 1,700 sq ft of living space to transform. With nearly 6 acres of land, there is plenty of room for expansion, gardening, or a private workshop. Property sold as-is; buyer is responsible for performing their own due diligence. Bring your contractor and explore the possibilities of this rural retreat!

17. 2026-03-31
    listed $150,000 New 599-char remark

    Show marketing remark (599 chars)

    Investment opportunity in Hogansville! This 3-bedroom, 2-bathroom home sits on a sprawling 5.68-acre lot, offering privacy and endless potential. Built in 1973, this property is a true fixer-upper ready for your vision and sweat equity. Features include a stone exterior, a cozy fireplace, and over 1,700 sq ft of living space to transform. With nearly 6 acres of land, there is plenty of room for expansion, gardening, or a private workshop. Property sold as-is; buyer is responsible for performing their own due diligence. Bring your contractor and explore the possibilities of this rural retreat!

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $126/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,818
• − Mortgage interest: −$8,122
• − Property taxes: −$1,510
• − Insurance: −$725
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$4,218
• Taxable income: $391
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,622/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 — Hogansville

• Score: 58/100
• State rank: #425
• US rank: #20915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,022
• Population (ZIP): 9,022

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1%

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: ▼ -32.98%
• Current HPI: 315.5032
• 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

-3.3% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $145,000 GAMLS
• 2026-03-31 Listed $150,000 GAMLS

Property tax history

-0.5%/yr

Latest (2024): $1,510 · +39.2% YoY. Source: county tax records.