3188 Old Highway 27 · Trion, GA 30753

$134,950

2 bd · 1.0 ba · 1,106 sqft · Other public records · 23 Days on market

Built 1935 0.90 ac lot

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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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

Key facts

• 0.9 acre lot
• 6 parking spots
• Built 1935

Property features AI

Exterior

• Parking: Driveway with space for 6 vehicles; Open parking available
• Utilities: Public water; Septic tank; 220 volt electric service; Electricity available; Natural gas available; Water service available
• Home design: One-level home; Entry level: main/one level
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Private entrance; Private yard; Covered front porch; Outbuilding on the property

Interior

• Kitchen: Breakfast room; Stained cabinets; Gas range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Master suite on the main level
• Flooring: Laminate flooring; Luxury vinyl flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Wood window frames; No shared/common walls; Other interior features; Family room; Open concept dining area
• Laundry & utility: Laundry room; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (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: 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) — zoned schools at 73% FRL track the district average.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($934 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 42% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,925 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.04% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 8.0

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $92,605
• Equity at exit: $121,574

10-year hold

• IRR: 27.0%
• Equity multiple: 7.82×
• Total profit: $257,523
• Equity at exit: $262,178

Cash invested: $37,786 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $301

Break-even live

Break-even rent $1,019

Max offer price $134,950

Occupancy floor 74%

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: $33,738
• Closing costs: $4,048
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2891 Halls Valley Rd Trion, GA	3.0	2.0	1152	$1,400	$1.22	21d	1	1.18mi

Listing history 32 events

1. 2026-06-19
   days on market $134,950 Active 23 DOM
2. 2026-06-18
   days on market $134,950 Active 22 DOM
3. 2026-06-17
   days on market $134,950 Active 21 DOM
4. 2026-06-16
   days on market $134,950 Active 20 DOM
5. 2026-06-15
   price $134,950 Active 19 DOM
6. 2026-06-15
   days on market $135,000 Active 19 DOM
7. 2026-06-14
   days on market $135,000 Active 17 DOM
8. 2026-06-13
   pricedays on market $135,000 Active 16 DOM
9. 2026-06-10
   days on market $139,500 Active 14 DOM
10. 2026-06-09
    days on market $139,500 Active 13 DOM
11. 2026-06-08
    days on market $139,500 Active 12 DOM
12. 2026-06-07
    days on market $139,500 Active 11 DOM
13. 2026-06-05
    pricedays on market $139,500 Active 8 DOM
14. 2026-06-03
    days on market $140,000 Active 7 DOM
15. 2026-06-02
    days on market $140,000 Active 6 DOM
16. 2026-06-01
    days on market $140,000 Active 5 DOM
17. 2026-05-31
    days on market $140,000 Active 4 DOM
18. 2026-05-30
    days on market $140,000 Active 3 DOM
19. 2026-05-26
    historical $140,000
20. 2024-12-05
    soldstatus $65,000 Closed 632-char remark

    Show marketing remark (629 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

21. 2024-12-05
    soldstatus $65,000 Sold 629-char remark

    Show marketing remark (629 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

22. 2024-11-22
    status Under Contract 629-char remark

    Show marketing remark (632 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

23. 2024-11-22
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

24. 2024-11-22
    price $65,000 629-char remark

    Show marketing remark (632 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

25. 2024-11-22
    price $65,000 632-char remark

    Show marketing remark (632 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

26. 2024-11-13
    price $70,000 632-char remark

    Show marketing remark (629 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

27. 2024-11-13
    price $70,000 629-char remark

    Show marketing remark (629 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

28. 2024-07-16
    listed $95,000 Active 632-char remark

    Show marketing remark (629 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

29. 2024-07-16
    listed $95,000 New 629-char remark

    Show marketing remark (629 chars)

    Welcome to this charming bungalow/cottage with Craftsman-style features, perfect as an investment property or a cozy home. This property offers 3 Bedrooms and 1 Bathroom. It is ideal for small families or individuals looking for extra space. The home features an eat-in kitchen with an electric oven/range, the home has a combination of hardwood and vinyl flooring, a level front and back yard, a shed in the back yard for additional storage, and a covered front and back porch to enjoy outdoor living in all weather conditions. This property is a great investment opportunity with its appealing features and practical amenities.

30. 2019-12-20
    soldstatus $65,000
31. 2019-12-18
    soldstatus $40,500
32. 2019-12-09
    listed $45,000

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $1,242 · $103/mo
• Expected delta: +$748/yr (+$62/mo · 151.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $16,800
• − Mortgage interest: −$7,559
• − Property taxes: −$494
• − Insurance: −$675
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,926
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,261/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

+211.1% since first listed

14 events — show timeline

• 2026-05-26 Coming Soon $140,000 FMLS
• 2024-12-05 Sold (MLS) $65,000 GAMLS
• 2024-12-05 Sold (MLS) $65,000 FMLS
• 2024-11-22 Pending — GAMLS
• 2024-11-22 Pending — FMLS
• 2024-11-22 Price Changed $65,000 GAMLS
• 2024-11-22 Price Changed $65,000 FMLS
• 2024-11-13 Price Changed $70,000 FMLS
• 2024-11-13 Price Changed $70,000 GAMLS
• 2024-07-16 Listed $95,000 GAMLS
• 2024-07-16 Listed $95,000 FMLS
• 2019-12-20 Sold (Public Records) $65,000 Public Records
• 2019-12-18 Sold (MLS) $40,500 GAMLS
• 2019-12-09 Listed $45,000 GAMLS

Property tax history

+439.6%/yr

Latest (2025): $494 · -6.6% YoY. Source: county tax records.