202 S Gibson St · Warrenton, GA 30828

$119,900

2 bd · 1.0 ba · 1,692 sqft · SingleFamily public records · 33 Days on market

Built 1900 4,356 sqft lot $71/sqft · 18% below area Est $146k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +8.6/10.0
• DSCR +4.4/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Fixer upper! This wonderful home built in 1,900 has tons of character and charm but needs that right person to bring it back to life! From the large front porch to the high ceilings and all the small details in between there is tons of potential. Features include large lot, detached 2 car work shop, high ceilings with smooth finish, large rooms with fireplaces, tall windows for added natural light, rocking chair front porch, and more all located in the charming town of Warrenton, GA! Bring your realtor and contractor and see the endless opportunities this home has to offer!

Key facts

• Large front porch
• Covered sunroom
• New hot water heater

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE KITCHEN
• NEW HOT WATER HEATER
• NEW HVAC SYSTEM
• LARGE FRONT PORCH
• COVERED SUNROOM

Property features AI

Finance

• HOA & community: Not in a subdivision; Sidewalks in the community

Exterior

• Parking: Detached garage; Carport; Unpaved parking; Garage with storage; Workshop in garage; Additional detached storage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding construction; Composition roof; Crawl space/no basement
• Exterior features: Composition roof; Aluminum siding; Patio/porch options including front porch; Other exterior features (see remarks)

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total of 4 rooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Wall furnace; Fireplace(s)
• Interior features: Pantry; Eat-in kitchen; Front porch; Other interior/exterior features (see remarks)
• Laundry & utility: Workshop (separate structure/garage workshop)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $23 ($276/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (21.0% below list).
• Recommended offer: $95k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#460 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Warren County (rural): math 10% / reading 20% proficiency, ranked #162 of 174 in GA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warren County Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 159 students, 100% FRL); Warren County High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 159 students, 100% FRL).
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($829 loan paydown + $9k appreciation (7.2% local appreciation)).
• Warren County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $120k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,750 (21.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $146,486
• List price: $119,900
• Delta: -18.15%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Wilhoit St	0.19mi	3/2.5 (+1)	1,787 (+6%)	10mo	$188,000	$105	62
130 Brown Cir	0.29mi	3/1.5 (+1)	1,681 (-1%)	20mo	$175,000	$104	62
127 English Drive Dr	0.32mi	3/2.0 (+1)	1,480 (-12%)	8mo	$195,500	$132	49
131 Willow Oak Cir	0.41mi	3/2.0 (+1)	1,550 (-8%)	14mo	$292,600	$189	46
57 Brown Cir	0.32mi	3/2.0 (+1)	1,474 (-13%)	24mo	$196,500	$133	35

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

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.34×
• Total profit: $44,868
• Equity at exit: $84,771

10-year hold

• IRR: 17.9%
• Equity multiple: 4.84×
• Total profit: $129,080
• Equity at exit: $162,575

Cash invested: $33,572 (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 30828

• Home prices YoY: 4.7%
• Active inventory: 22
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $23

Break-even live

Break-even rent $918

Max offer price $119,900

Occupancy floor 93%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Chancey CIR Warrenton, GA	1.0–3.0	1.0–2.0	1125	$948	$0.84	43d	1	0.51mi

Listing history 24 events

1. 2026-06-14
   status $119,900 Pending 33 DOM
2. 2026-06-13
   days on market $119,900 Active 33 DOM
3. 2026-06-12
   days on market $119,900 Active 32 DOM
4. 2026-06-09
   days on market $119,900 Active 29 DOM
5. 2026-06-08
   days on market $119,900 Active 28 DOM
6. 2026-06-07
   days on market $119,900 Active 27 DOM
7. 2026-06-05
   days on market $119,900 Active 25 DOM
8. 2026-06-04
   days on market $119,900 Active 23 DOM
9. 2026-06-02
   days on market $119,900 Active 22 DOM
10. 2026-06-01
    days on market $119,900 Active 21 DOM
11. 2026-05-31
    days on market $119,900 Active 20 DOM
12. 2026-05-31
    days on market $119,900 Active 19 DOM
13. 2026-05-11
    historical
14. 2026-04-27
    status Active
15. 2026-04-12
    historical
16. 2026-03-26
    price $119,900
17. 2026-01-29
    price $129,900
18. 2026-01-07
    price $139,900
19. 2025-10-12
    listed $154,900 Active
20. 2025-10-12
    listed $119,900 Active 933-char remark
21. 2020-08-04
    soldstatus $22,600

    Show marketing remark (580 chars)

    Fixer upper! This wonderful home built in 1,900 has tons of character and charm but needs that right person to bring it back to life! From the large front porch to the high ceilings and all the small details in between there is tons of potential. Features include large lot, detached 2 car work shop, high ceilings with smooth finish, large rooms with fireplaces, tall windows for added natural light, rocking chair front porch, and more all located in the charming town of Warrenton, GA! Bring your realtor and contractor and see the endless opportunities this home has to offer!

22. 2020-08-04
    soldstatus $22,600

    Show marketing remark (580 chars)

    Fixer upper! This wonderful home built in 1,900 has tons of character and charm but needs that right person to bring it back to life! From the large front porch to the high ceilings and all the small details in between there is tons of potential. Features include large lot, detached 2 car work shop, high ceilings with smooth finish, large rooms with fireplaces, tall windows for added natural light, rocking chair front porch, and more all located in the charming town of Warrenton, GA! Bring your realtor and contractor and see the endless opportunities this home has to offer!

23. 2020-07-09
    listed $32,900

    Show marketing remark (580 chars)

    Fixer upper! This wonderful home built in 1,900 has tons of character and charm but needs that right person to bring it back to life! From the large front porch to the high ceilings and all the small details in between there is tons of potential. Features include large lot, detached 2 car work shop, high ceilings with smooth finish, large rooms with fireplaces, tall windows for added natural light, rocking chair front porch, and more all located in the charming town of Warrenton, GA! Bring your realtor and contractor and see the endless opportunities this home has to offer!

24. 2020-07-09
    listed $32,900

    Show marketing remark (580 chars)

    Fixer upper! This wonderful home built in 1,900 has tons of character and charm but needs that right person to bring it back to life! From the large front porch to the high ceilings and all the small details in between there is tons of potential. Features include large lot, detached 2 car work shop, high ceilings with smooth finish, large rooms with fireplaces, tall windows for added natural light, rocking chair front porch, and more all located in the charming town of Warrenton, GA! Bring your realtor and contractor and see the endless opportunities this home has to offer!

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$542/yr (+$45/mo · 96.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $11,370
• − Mortgage interest: −$6,716
• − Property taxes: −$561
• − Insurance: −$600
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$3,488
• Taxable loss: −$1,814
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $712/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: Warren County
• NCES district ID: 1305460
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 20% ▼ -2.00%
• Median HH income: $32,085
• Composite: 12.02/100
• National rank: #9663
• State rank: #162 of 174 in GA

Livability — Warrenton

• Score: 57/100
• State rank: #460
• US rank: #21862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrenton, GA
• Population (ZIP): 3,369

Population outlook (Warren County) Hauer SSP2

• Today (2025): 4,769 people
• By 2030: 4,364 · -8.5%
• By 2040: 3,582 · -24.9%
• By 2050: 2,883 · -39.5%
• By 2075: 1,787 · -62.5%
• By 2100: 1,134 · -76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 52.2% · R 47.5%
• 2008→2024 swing: -12.8pp toward R · 2008: 17.6pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.4 2016: D+13.8 2012: D+21.2 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.21%
• Current HPI: 160.8248
• 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

+264.4% since first listed

13 events — show timeline

• 2026-06-13 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-27 Relisted — Hive MLS
• 2026-04-12 Listing Removed — Hive MLS
• 2026-03-26 Price Changed $119,900 Hive MLS
• 2026-01-29 Price Changed $129,900 Hive MLS
• 2026-01-07 Price Changed $139,900 Hive MLS
• 2025-10-12 Listed $154,900 Hive MLS
• 2025-10-12 Listed $119,900 Hive MLS
• 2020-08-04 Sold (MLS) $22,600 Hive MLS
• 2020-08-04 Sold (MLS) $22,600 Hive MLS
• 2020-07-09 Listed $32,900 Hive MLS
• 2020-07-09 Listed $32,900 Hive MLS

Property tax history

+1.0%/yr

Latest (2025): $561 · +4.2% YoY. Source: county tax records.