456 Cummings Rd · Trion, GA 30753

$119,000

3 bd · 1.0 ba · 1,280 sqft · Other public records · 29 Days on market

Built 1950 1.50 ac lot ↓ 21% since listing

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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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Unlock the potential of this quaint 3-bedroom, 1-bath house nestled on a sprawling 1.5-acre lot, perfect for those seeking a project with incredible promise! This property is a diamond in the rough, offering a fantastic opportunity for buyers ready to roll up their sleeves and transform it into a dream home. As you step inside, imagine the possibilities! With hardwood floors gracing 75% of the house, you already have a classic foundation to work with. The interior has been largely gutted, giving you a blank canvas to create your ideal living space. The family room is ready to be the heart of your home, while the laundry room adds convenience to everyday life. Embrace outdoor living with a c

Key facts

• Covered front porch
• Expansive level yard
• Metal roof

Tags

• HARDWOOD FLOORS
• COVERED FRONT PORCH
• EXPANSIVE LEVEL YARD
• LAUNDRY ROOM
• THREE SHEDS
• METAL ROOF

Property features AI

Finance

• Other: Property sits on approximately 1.5 acres (Tract A); Directions provided by seller/agent

Exterior

• Parking: Carport (1 carport space)
• Utilities: Public water available; Septic tank sewer; Electricity available (110V and 220V); Natural gas available
• Home design: One-story home; Vinyl siding; Fixer condition
• Construction: Metal roof; Concrete perimeter foundation
• Exterior features: Front porch; Shed(s) on property; Other exterior features

Interior

• Kitchen: Kitchen with other/unspecified features
• Bedrooms: Three bedrooms on the main level; Master bedroom on main level
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Other interior features; Wood frame windows; No common walls; Electric water heater; Crawl space basement
• Laundry & utility: Main level laundry room; Electric dryer hookup; Washer/dryer connections (220V in laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

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.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leroy Massey Elementary School (math 13% / reading 18%, grade F, #973 of 1,228 statewide, top 80%, 814 students, 83% FRL); Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL).
• Market conditions: 36 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y 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.
• Current owner paid $25k; list at $119k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.27% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.6

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: 35.7%
• Equity multiple: 3.77×
• Total profit: $92,168
• Equity at exit: $107,205

10-year hold

• IRR: 30.8%
• Equity multiple: 8.50×
• Total profit: $249,862
• Equity at exit: $231,191

Cash invested: $33,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $430

Break-even live

Break-even rent $962

Max offer price $119,000

Occupancy floor 66%

Sensitivity live

Price	-10% $497	-5% $463	+0% $430	+5% $396	+10% $362
Rent	-10% $311	-5% $370	+0% $430	+5% $489	+10% $549
Rate	-1.0pp $490	-0.5pp $460	base $430	+0.5pp $399	+1.0pp $368

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-19
   days on market $119,000 Active 29 DOM
2. 2026-06-18
   days on market $119,000 Active 28 DOM
3. 2026-06-17
   days on market $119,000 Active 27 DOM
4. 2026-06-16
   days on market $119,000 Active 26 DOM
5. 2026-06-15
   days on market $119,000 Active 25 DOM
6. 2026-06-14
   days on market $119,000 Active 23 DOM
7. 2026-06-13
   days on market $119,000 Active 22 DOM
8. 2026-06-10
   days on market $119,000 Active 20 DOM
9. 2026-06-09
   days on market $119,000 Active 19 DOM
10. 2026-06-08
    days on market $119,000 Active 18 DOM
11. 2026-06-07
    days on market $119,000 Active 17 DOM
12. 2026-06-05
    days on market $119,000 Active 14 DOM
13. 2026-06-03
    days on market $119,000 Active 13 DOM
14. 2026-06-02
    days on market $119,000 Active 12 DOM
15. 2026-06-01
    days on market $119,000 Active 11 DOM
16. 2026-05-31
    days on market $119,000 Active 10 DOM
17. 2026-05-30
    days on market $119,000 Active 9 DOM
18. 2026-05-04
    price $119,000 1762-char remark
19. 2026-05-04
    price $119,000 1768-char remark
20. 2026-04-22
    listed $124,000 Active 1768-char remark
21. 2026-04-22
    historical
22. 2026-04-22
    historical
23. 2026-04-03
    price $124,000
24. 2026-04-03
    price $124,000
25. 2026-03-12
    listed $124,000 New 1762-char remark
26. 2026-03-12
    listed $125,000 New
27. 2026-03-12
    listed $125,000 Active
28. 2026-03-05
    soldstatus $24,620 Closed
29. 2026-03-05
    soldstatus $24,600 Closed
30. 2026-03-05
    soldstatus $21,000 Closed
31. 2026-03-05
    soldstatus $24,780 Closed
32. 2026-01-15
    status Pending
33. 2026-01-15
    status Pending
34. 2026-01-15
    status Pending
35. 2026-01-15
    status Pending
36. 2025-12-31
    historical Active Under Contract
37. 2025-12-31
    historical Active Under Contract
38. 2025-12-31
    historical Active Under Contract
39. 2025-12-31
    historical Active Under Contract
40. 2025-09-10
    listed $27,600 Active
41. 2025-09-10
    listed $27,580 Active
42. 2025-09-10
    listed $23,980 Active
43. 2025-09-10
    listed $27,840 Active
44. 2024-02-29
    soldstatus $130,000 Sold
45. 2024-01-11
    status Under Contract
46. 2023-11-24
    status Back On Market
47. 2023-11-18
    status Under Contract
48. 2023-11-06
    listed $149,900 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: $1,038 · $86/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$57/yr (+$5/mo · 5.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $18,074
• − Mortgage interest: −$6,666
• − Property taxes: −$1,038
• − Insurance: −$595
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,462
• Taxable income: $3,422
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $4,336/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 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

• 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

-20.6% since first listed

35 events — show timeline

• 2026-05-20 Listing Removed — FMLS
• 2026-05-20 Listing Removed — GAMLS
• 2026-05-20 Listed $119,000 FMLS
• 2026-05-04 Price Changed $119,000 GAMLS
• 2026-05-04 Price Changed $119,000 FMLS
• 2026-04-22 Listing Removed — FMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-04-22 Listed $124,000 FMLS
• 2026-04-03 Price Changed $124,000 GAMLS
• 2026-04-03 Price Changed $124,000 FMLS
• 2026-03-12 Listed $125,000 FMLS
• 2026-03-12 Listed $125,000 GAMLS
• 2026-03-12 Listed $124,000 GAMLS
• 2026-03-12 Listed $119,000 GAMLS
• 2026-03-05 Sold (MLS) $21,000 FMLS
• 2026-03-05 Sold (MLS) $24,600 FMLS
• 2026-03-05 Sold (MLS) $24,620 FMLS
• 2026-03-05 Sold (MLS) $24,780 FMLS
• 2026-01-15 Pending — FMLS
• 2026-01-15 Pending — FMLS
• 2026-01-15 Pending — FMLS
• 2026-01-15 Pending — FMLS
• 2025-12-31 Contingent — FMLS
• 2025-12-31 Contingent — FMLS
• 2025-12-31 Contingent — FMLS
• 2025-12-31 Contingent — FMLS
• 2025-09-10 Listed $23,980 FMLS
• 2025-09-10 Listed $27,580 FMLS
• 2025-09-10 Listed $27,600 FMLS
• 2025-09-10 Listed $27,840 FMLS
• 2024-02-29 Sold (MLS) $130,000 GAMLS
• 2024-01-11 Pending — GAMLS
• 2023-11-24 Relisted — GAMLS
• 2023-11-18 Pending — GAMLS
• 2023-11-06 Listed $149,900 GAMLS

Property tax history

+16.9%/yr

Latest (2025): $1,038 · +92.0% YoY. Source: county tax records.