32 Pine Dr · Hogansville, GA 30230

$145,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 3 Days on market

Built 1958 0.46 ac lot Est $219k · 34% 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).

• Cash flow +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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

100% USDA Financing available. Cozy ranch home, 2 bedroom, 2 bath with new HVAC, new Roof and fresh paint throughout. Convenient location to 1-85. Must see! Call today!

Key facts

• 0.46 acre lot
• Built 1958
• Listed 3 days

Property features AI

Finance

• Other: Approximately 0.46-acre lot
• Financial info: Listing accepts Cash, Conventional, FHA, USDA loan, and VA loan
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family house; Residential resale; One story
• Construction: Built in 1958; Composition roof; Other construction materials
• Exterior features: Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric and natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Den; Mud room; Laundry room; One-level living; No basement; Other interior features
• Laundry & utility: Laundry in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $139k (4.1% below list).
• Recommended offer: $139k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Hogansville Elementary School (math 27% / reading 17%, grade F, #810 of 1,228 statewide, top 69%, 439 students, 94% FRL); Callaway Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 759 students, 94% FRL); Callaway High School (math 13% / reading 22%, grade F, #264 of 424 statewide, top 63%, 921 students, 94% FRL) — zoned schools average 94% FRL vs 58% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 184 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $94k; list at $145k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 44% 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 $139,104 (4.1% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $219,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Green Ave	0.67mi	3/2.0	1,454 (+3%)	2mo	$240,000	$165	59
500 Lincoln St	0.57mi	3/1.0	1,400 (-1%)	18mo	$95,000	$68	57
100 International St	0.67mi	3/2.0	1,493 (+5%)	5mo	$164,900	$110	51
103 Greene Ave	0.68mi	3/1.5	1,444 (+2%)	16mo	$184,000	$127	49
102 Dickinson St	0.66mi	3/2.0	1,472 (+4%)	12mo	$255,000	$173	49
208 Royal Ave	0.70mi	3/2.0	1,268 (-10%)	4mo	$205,000	$162	42
104 Dickinson St	0.65mi	3/2.0	1,528 (+8%)	13mo	$254,000	$166	42
404 Lincoln St	0.62mi	3/1.0	1,204 (-15%)	6mo	$149,000	$124	41
115 International St	0.60mi	3/2.0	1,514 (+7%)	20mo	$253,100	$167	40
108 Corinth Rd	0.69mi	2/1.0 (-1)	1,308 (-8%)	15mo	$57,000	$44	38
103 Blue Creek Ct	0.67mi	3/2.0	1,222 (-14%)	14mo	$112,780	$92	30
200 Askew Ave	0.70mi	3/2.0	1,612 (+14%)	22mo	$250,000	$155	22

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,109
• Equity at exit: $21,620

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,905
• 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: 8.7×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$760
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $163

Break-even live

Break-even rent $1,184

Max offer price $145,000

Occupancy floor 83%

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 International St Hogansville, GA	3.0	1.0	1258	$1,195	$0.95	1d	1	0.60mi
406 E Main St Hogansville, GA	2.0	1.5	900	$999	$1.11	24d	1	1.14mi
406 E Main St Hogansville, GA	2.0	1.5	900	$999	$1.11	44d	1	1.14mi
306 Foxtrot Trl Hogansville, GA	4.0	2.0	1603	$1,825	$1.14	20d	1	1.16mi
225 Brooks Rd Hogansville, GA	3.0	2.0	1100	$1,500	$1.36	44d	1	1.27mi
228 Fox Chase Way Hogansville, GA	4.0	3.0	1811	$1,925	$1.06	13d	1	1.27mi

Listing history 5 events

1. 2026-06-17
   status $145,000 Under Contract 3 DOM
2. 2026-06-16
   days on market $145,000 New 3 DOM
3. 2026-06-15
   days on market $145,000 New 2 DOM
4. 2026-06-14
   remarks 303-char remark
5. 2026-06-14
   listed $145,000 New 1 DOM

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $16,692
• − Mortgage interest: −$8,122
• − Property taxes: −$1,377
• − Insurance: −$725
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,218
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,062/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

+222.9% since first listed

7 events — show timeline

• 2026-06-11 Listed $145,000 GAMLS
• 2021-01-21 Sold (Public Records) $94,000 Public Records
• 2021-01-15 Sold (MLS) $94,000 GAMLS
• 2020-10-31 Pending — GAMLS
• 2020-10-30 Listed $94,000 GAMLS
• 2010-01-07 Price Changed $39,900 GAMLS
• 2009-12-18 Price Changed $44,900 GAMLS

Property tax history

+2.3%/yr

Latest (2025): $1,377 · +17.2% YoY. Source: county tax records.