102 Corinth Rd · Hogansville, GA 30230

$145,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 94 Days on market

Built 1938 0.34 ac lot $126/sqft · 10% below area Est $161k · 10% 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 +13.6/30.0
• ARV discount +12.0/15.0
• DSCR +4.1/10.0
• 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 MLS

2 Bedrooms, 2 Baths, new Central HVAC (April, 2023) Newer windows. Country kitchen. Living room & separate dining. Original hardwood floors. Large, covered porch and wooden privacy fence. City utilities.

Key facts

• Central hvac
• Country kitchen
• Separate dining

Tags

• CENTRAL HVAC
• NEWER WINDOWS
• COUNTRY KITCHEN
• LIVING ROOM
• SEPARATE DINING
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $7 ($81/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 $117k (19.3% below list).
• Recommended offer: $117k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: schools F, amenities F, commute 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.
• Market conditions: 184 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 94 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,046 (19.3% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $160,950
• List price: $145,000
• Delta: -9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Corinth Rd	0.03mi	2/1.0	1,035 (-10%)	9mo	$143,000	$138	74
506 Askew Ave	0.43mi	3/2.0 (+1)	1,182 (+2%)	1mo	$248,000	$210	66
407 Green Ave	0.42mi	3/1.0 (+1)	1,129 (-2%)	7mo	$65,000	$58	66
300 Granite St	0.32mi	2/2.0	1,056 (-9%)	4mo	$157,000	$149	64
202 White St	0.63mi	3/1.0 (+1)	1,148 (-1%)	1mo	$85,000	$74	64
204 White St	0.64mi	3/2.0 (+1)	1,121 (-3%)	0mo	$210,000	$187	56
301 Church St	0.39mi	2/2.0	1,044 (-10%)	9mo	$228,000	$218	54
404 Lincoln St	0.63mi	3/1.0 (+1)	1,204 (+4%)	6mo	$149,000	$124	53
402 Power Plant Rd	0.34mi	3/2.0 (+1)	1,290 (+12%)	7mo	$235,000	$182	49
392 Corinth Rd	0.61mi	2/1.0	1,036 (-10%)	10mo	$183,500	$177	46
279 Power Plant Rd	0.56mi	3/1.0 (+1)	1,283 (+11%)	10mo	$159,900	$125	42
208 Royal Ave	0.66mi	3/2.0 (+1)	1,268 (+10%)	4mo	$205,000	$162	40

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-23,098
• Equity at exit: $21,620

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-19,696
• 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: 10.3×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$760
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $7

Break-even live

Break-even rent $1,162

Max offer price $145,000

Occupancy floor 94%

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 5 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	0.28mi
406 E Main St Hogansville, GA	2.0	1.5	900	$999	$1.11	24d	1	0.49mi
406 E Main St Hogansville, GA	2.0	1.5	900	$999	$1.11	43d	1	0.49mi
225 Brooks Rd Hogansville, GA	3.0	2.0	1100	$1,500	$1.36	43d	1	0.69mi
3136 Mobley Bridge Rd Apt G Hogansville, GA	3.0	2.0	1000	$1,195	$1.20	5d	1	1.21mi

Listing history 20 events

1. 2026-06-19
   days on market $145,000 Active 94 DOM
2. 2026-06-18
   days on market $145,000 Active 93 DOM
3. 2026-06-17
   days on market $145,000 Active 92 DOM
4. 2026-06-16
   days on market $145,000 Active 91 DOM
5. 2026-06-15
   days on market $145,000 Active 90 DOM
6. 2026-06-14
   days on market $145,000 Active 88 DOM
7. 2026-06-12
   days on market $145,000 Active 87 DOM
8. 2026-06-09
   days on market $145,000 Active 84 DOM
9. 2026-06-08
   days on market $145,000 Active 83 DOM
10. 2026-06-07
    days on market $145,000 Active 82 DOM
11. 2026-06-05
    days on market $145,000 Active 79 DOM
12. 2026-06-02
    days on market $145,000 Active 77 DOM
13. 2026-06-01
    days on market $145,000 Active 76 DOM
14. 2026-05-31
    days on market $145,000 Active 75 DOM
15. 2026-05-30
    days on market $145,000 Active 74 DOM
16. 2026-03-05
    listed $145,000 New 207-char remark

    Show marketing remark (207 chars)

    2 Bedrooms, 2 Baths, new Central HVAC (April, 2023) Newer windows. Country kitchen. Living room & separate dining. Original hardwood floors. Large, covered porch and wooden privacy fence. City utilities.

17. 2022-08-10
    soldstatus $120,000
18. 2022-08-05
    soldstatus $120,000 Sold 742-char remark

    Show marketing remark (742 chars)

    Very nice 2 bedroom, 2 baths with a bonus room ready to add to rental portfolio or first time home buyer. The home has a full front porch, vinyl siding, roof(2-5) years old, small back porch, built in bookshelves, lots of parking in the back, blinds, and very convenient to town, the interstate, a park and a library. The house has some original hardwood floors, carpet and laminate flooring. It has a level lot. Kitchen is good size with good cabinet space and an electric stove. House has heating and air. The house is AS-IS WHERE-IS. No disclosure. Seller has never occupied property. Seller prefers to close with Mann & Wooldridge in Newnan. Attorney already has knowledge of property. Contact listing agent for combo code to lockbox.

19. 2022-06-09
    status Under Contract 742-char remark

    Show marketing remark (742 chars)

    Very nice 2 bedroom, 2 baths with a bonus room ready to add to rental portfolio or first time home buyer. The home has a full front porch, vinyl siding, roof(2-5) years old, small back porch, built in bookshelves, lots of parking in the back, blinds, and very convenient to town, the interstate, a park and a library. The house has some original hardwood floors, carpet and laminate flooring. It has a level lot. Kitchen is good size with good cabinet space and an electric stove. House has heating and air. The house is AS-IS WHERE-IS. No disclosure. Seller has never occupied property. Seller prefers to close with Mann & Wooldridge in Newnan. Attorney already has knowledge of property. Contact listing agent for combo code to lockbox.

20. 2022-05-12
    listed $125,000 New 742-char remark

    Show marketing remark (742 chars)

    Very nice 2 bedroom, 2 baths with a bonus room ready to add to rental portfolio or first time home buyer. The home has a full front porch, vinyl siding, roof(2-5) years old, small back porch, built in bookshelves, lots of parking in the back, blinds, and very convenient to town, the interstate, a park and a library. The house has some original hardwood floors, carpet and laminate flooring. It has a level lot. Kitchen is good size with good cabinet space and an electric stove. House has heating and air. The house is AS-IS WHERE-IS. No disclosure. Seller has never occupied property. Seller prefers to close with Mann & Wooldridge in Newnan. Attorney already has knowledge of property. Contact listing agent for combo code to lockbox.

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$169/yr (+$14/mo · 14.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $14,046
• − Mortgage interest: −$8,122
• − Property taxes: −$1,165
• − Insurance: −$725
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$4,218
• Taxable loss: −$2,432
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $665/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

• Census place: Hogansville, GA
• 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

+16.0% since first listed

5 events — show timeline

• 2026-03-05 Listed $145,000 GAMLS
• 2022-08-10 Sold (Public Records) $120,000 Public Records
• 2022-08-05 Sold (MLS) $120,000 GAMLS
• 2022-06-09 Pending — GAMLS
• 2022-05-12 Listed $125,000 GAMLS

Property tax history

+1.2%/yr

Latest (2025): $1,165 · +28.3% YoY. Source: county tax records.