506 E 6th St · West Point, GA 31833

$174,900

3 bd · 2.0 ba · 1,157 sqft · SingleFamily public records · 8 Days on market

Built 1955 9,583 sqft lot Est $187k · 7% under

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Why this score? — see what drove the D+ 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 +16.4/30.0
• ARV discount +10.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.1/10.0
• 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

Fully renovated and move-in ready. This 3 bedroom, 2 bathroom home has been updated from top to bottom with a new roof, new windows, new doors, and updated systems throughout. Features a clean open layout with luxury vinyl plank flooring, a bright living space, and a functional kitchen with new cabinetry and solid surface countertops. Both bathrooms have been completely redone with tile finishes and modern fixtures. Exterior offers updated curb appeal, fresh landscaping, and a covered carport. A solid, updated home with a practical layout and low-maintenance living. No projects, no stress-just move in.

Key facts

• Functional kitchen
• Updated systems
• Clean open layout

Tags

• NEW ROOF
• NEW WINDOWS
• NEW DOORS
• UPDATED SYSTEMS
• CLEAN OPEN LAYOUT
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $142k (18.5% below list).
• Recommended offer: $142k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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: West Point Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 425 students, 94% FRL); Long Cane Middle School (math 24% / reading 31%, grade F, #268 of 470 statewide, top 57%, 979 students, 94% FRL); Troup County High School (math 15% / reading 38%, grade F, #171 of 424 statewide, top 41%, 1,341 students, 49% FRL) — zoned schools average 79% FRL vs 58% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $142,480 (18.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $187,434
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 E 6th St	0.00mi	3/2.0	1,157 (0%)	1mo	$179,000	$155	99
509 Cleveland	0.32mi	3/2.0	1,229 (+6%)	1mo	$198,900	$162	74
713 Ave H Ave	0.20mi	2/2.0 (-1)	1,076 (-7%)	3mo	$162,000	$151	71
906 7th St	0.21mi	3/2.0	1,229 (+6%)	18mo	$200,900	$163	65
106 Sunset Dr	0.74mi	3/1.5	1,219 (+5%)	6mo	$199,900	$164	49
902 Avenue E	0.27mi	2/1.0 (-1)	986 (-15%)	23mo	$14,000	$14	35

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-22,099
• Equity at exit: $26,078

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-11,457
• Equity at exit: $15,122

Cash invested: $48,972 (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: 77
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $99

Break-even live

Break-even rent $1,299

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $198	-5% $149	+0% $99	+5% $50	+10% $0
Rent	-10% $-13	-5% $43	+0% $99	+5% $156	+10% $212
Rate	-1.0pp $188	-0.5pp $144	base $99	+0.5pp $54	+1.0pp $8

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 E 5th St West Point, GA	3.0	1.0	1354	$1,295	$0.96	23d	1	0.03mi
500 E 7th St West Point, GA	3.0	2.0	1308	$1,600	$1.22	23d	1	0.11mi
813 3rd Ave Unit K West Point, GA	2.0	2.5	1100	$1,200	$1.09	23d	1	0.67mi

Listing history 2 events

1. 2026-04-14
   status Under Contract
2. 2026-04-06
   listed $174,900 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: $433 · $36/mo
• Projected year-2 tax: $1,609 · $134/mo
• Expected delta: +$1,176/yr (+$98/mo · 271.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,098
• − Mortgage interest: −$9,797
• − Property taxes: −$433
• − Insurance: −$874
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$5,088
• Taxable loss: −$1,831
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $1,633/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

2 events — show timeline

• 2026-04-14 Pending — GAMLS
• 2026-04-06 Listed $174,900 GAMLS

Property tax history

+2.0%/yr

Latest (2025): $433 · +95.8% YoY. Source: county tax records.