508 Pine St · West Point, GA 31833

$110,000

3 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 187 Days on market

Built 1946 0.34 ac lot $84/sqft · 46% below area Est $203k · 46% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

Key facts

• Oversized corner lot
• Near schools
• Screened in porch

Tags

• HARDWOOD FLOORS
• FIREPLACE IN LR
• OVERSIZED CORNER LOT
• SCREENED IN PORCH
• MINUTES TO DOWNTOWN WEST POINT
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.2% in West Point — 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 57/100 on livability (#473 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing 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: 76 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.26% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $202,717
• List price: $110,000
• Delta: -45.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Wisteria Dr	0.51mi	3/2.0	1,483 (+13%)	5mo	$282,000	$190	47
1702 Rosemont Ave	0.25mi	3/1.5	1,499 (+14%)	20mo	$220,000	$147	46
1515 Wisteria Dr	0.60mi	3/2.0	1,504 (+14%)	14mo	$250,000	$166	33
1517 Wisteria Dr	0.61mi	3/2.0	1,483 (+13%)	17mo	$249,900	$169	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,956
• Equity at exit: $16,401

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $37,926
• Equity at exit: $9,511

Cash invested: $30,800 (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 31833

• Home prices YoY: -13.3%
• Active inventory: 76
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $389

Break-even live

Break-even rent $890

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E 7th St West Point, GA	3.0	2.0	1308	$1,600	$1.22	21d	1	1.21mi
505 E 5th St West Point, GA	3.0	1.0	1354	$1,295	$0.96	21d	1	1.31mi
813 3rd Ave Unit K West Point, GA	2.0	2.5	1100	$1,200	$1.09	21d	1	1.35mi

Listing history 41 events

1. 2026-06-19
   days on market $110,000 Active 187 DOM
2. 2026-06-18
   days on market $110,000 Active 186 DOM
3. 2026-06-17
   days on market $110,000 Active 185 DOM
4. 2026-06-16
   days on market $110,000 Active 184 DOM
5. 2026-06-15
   days on market $110,000 Active 183 DOM
6. 2026-06-14
   days on market $110,000 Active 181 DOM
7. 2026-06-12
   days on market $110,000 Active 180 DOM
8. 2026-06-09
   days on market $110,000 Active 177 DOM
9. 2026-06-08
   days on market $110,000 Active 176 DOM
10. 2026-06-07
    days on market $110,000 Active 175 DOM
11. 2026-06-05
    days on market $110,000 Active 172 DOM
12. 2026-06-02
    days on market $110,000 Active 170 DOM
13. 2026-06-01
    days on market $110,000 Active 169 DOM
14. 2026-05-31
    days on market $110,000 Active 168 DOM
15. 2026-05-30
    days on market $110,000 Active 167 DOM
16. 2026-04-27
    status Back On Market 420-char remark

    Show marketing remark (420 chars)

    This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

17. 2026-04-17
    status Under Contract 420-char remark

    Show marketing remark (420 chars)

    This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

18. 2026-03-25
    price $110,000 420-char remark

    Show marketing remark (420 chars)

    This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

19. 2026-01-23
    status Back On Market 420-char remark

    Show marketing remark (420 chars)

    This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

20. 2026-01-20
    status Under Contract 420-char remark

    Show marketing remark (420 chars)

    This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

21. 2025-11-29
    listed $130,000 New 420-char remark

    Show marketing remark (420 chars)

    This inviting cottage style home awaits a new family, 3BRs and 2BAs, spacious rooms, hardwood floors and fireplace in LR (presently has a gas heater) spacious laundry/storage room, oversized corner lot with driveway entrance from main and side roads. Enjoy those cool evenings on the side screened in porch. Location is within minutes to downtown West Point for shopping and near schools. Call for your showing today.

22. 2025-11-07
    historical
23. 2025-11-04
    price $139,999
24. 2025-10-29
    listed $139,999 New
25. 2022-03-17
    status Under Contract
26. 2022-03-15
    historical
27. 2022-03-14
    status New
28. 2022-03-14
    historical
29. 2022-03-04
    listed $100,000 New
30. 2016-11-29
    soldstatus $75,500 Sold
31. 2016-11-01
    status Under Contract
32. 2016-08-15
    listed $78,500 New
33. 2014-01-06
    soldstatus $50,000
34. 2014-01-03
    historical
35. 2013-08-14
    listed $55,800 New
36. 2012-09-25
    historical
37. 2012-09-21
    soldstatus $49,000 Sold
38. 2012-07-03
    price $49,000 Reduced
39. 2012-07-03
    status Reduced
40. 2012-06-28
    historical
41. 2012-03-30
    listed $57,000 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: $963 · $80/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$49/yr (+$4/mo · 5.1%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,591
• − Mortgage interest: −$6,162
• − Property taxes: −$963
• − Insurance: −$550
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,200
• Taxable income: $3,062
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,937/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 — West Point

• Score: 57/100
• State rank: #473
• US rank: #22231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, GA
• Population (ZIP): 6,718

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 49% Black 45% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 2%

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: ▼ -37.96%
• Current HPI: 247.7196
• 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

+93.0% since first listed

26 events — show timeline

• 2026-04-27 Relisted — GAMLS
• 2026-04-17 Pending — GAMLS
• 2026-03-25 Price Changed $110,000 GAMLS
• 2026-01-23 Relisted — GAMLS
• 2026-01-20 Pending — GAMLS
• 2025-11-29 Listed $130,000 GAMLS
• 2025-11-07 Listing Removed — GAMLS
• 2025-11-04 Price Changed $139,999 CBOR
• 2025-10-29 Listed $139,999 GAMLS
• 2022-03-17 Pending — GAMLS
• 2022-03-15 Listing Removed — GAMLS
• 2022-03-14 Relisted — GAMLS
• 2022-03-14 Listing Removed — GAMLS
• 2022-03-04 Listed $100,000 GAMLS
• 2016-11-29 Sold (MLS) $75,500 GAMLS
• 2016-11-01 Pending — GAMLS
• 2016-08-15 Listed $78,500 GAMLS
• 2014-01-06 Sold (Public Records) $50,000 Public Records
• 2014-01-03 Listing Removed — GAMLS
• 2013-08-14 Listed $55,800 GAMLS
• 2012-09-25 Listing Removed — GAMLS
• 2012-09-21 Sold (MLS) $49,000 GAMLS
• 2012-07-03 Relisted — GAMLS
• 2012-07-03 Price Changed $49,000 GAMLS
• 2012-06-28 Listing Removed — GAMLS
• 2012-03-30 Listed $57,000 GAMLS

Property tax history

+9.8%/yr

Latest (2025): $963 · +9.6% YoY. Source: county tax records.