707 E 7th St · West Point, GA 31833

$145,000

4 bd · 4.0 ba · 3,098 sqft · MultiFamily public records · 76 Days on market

Built 1920 9,147 sqft lot $47/sqft · 57% below area ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 707 E 7th Street in West Point, Georgia — a triplex investment opportunity offering approximately 3,315+/- square feet, built in 1920, and situated on about 0.21+/- acres. This property is ideal for buyers who understand value, vision, and long-term potential. Let's be upfront: this is not a polished, move-in-ready property. It is being sold as-is, making it a strong opportunity for investors, contractors, or buyers ready to create equity through renovations. Instead of paying for someone else's updates, the next owner has the freedom to improve it their way. Configured as three separate units, this triplex offers multiple possibilities. Renovate and hold for rental income, create furnished units for short-term or workforce housing, or improve and resell. Multi-family opportunities at this price point can be hard to find, especially in an area supported by strong local employers. An added bonus: the seller is willing to negotiate the listing price if he is hired to complete the property as a turnkey project. He also has the plat ready, helping simplify the next steps for development or improvements. This creates a valuable option for buyers who want both upside potential and convenience. Location is another advantage. The property is near Point University and within reach of the Kia Georgia plant, creating strong rental appeal. Easy access to major roads and nearby amenities adds even more value. If you're looking for turnkey, this may not be the one. But if you recognize opportunity and income-producing potential, 707 E 7th Street deserves a closer look. Schedule your showing today and explore what this property could become.

Key facts

• Near kia plant
• 3 units
• 9,147 sq ft lot

Tags

• 3 UNITS
• NEAR BY POINT UNIVERSITY
• NEAR KIA PLANT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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: 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: 76 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $38k; list at $145k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.00% ✓
• Cap rate: 27.30%
• Cash-on-cash: 75.01%
• DSCR: 4.34
• GRM: 2.8

CMA / ARV

• ARV (median comp): $362,041
• List price: $145,000
• Delta: -59.95%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 74.9%
• Equity multiple: 4.40×
• Total profit: $138,139
• Equity at exit: $21,620

10-year hold

• IRR: 78.6%
• Equity multiple: 9.09×
• Total profit: $328,419
• 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 31833

• Home prices YoY: -13.3%
• Active inventory: 76
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,345 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$912
• Net cashflow: $2,538

Break-even live

Break-even rent $1,133

Max offer price $145,000

Occupancy floor 37%

Sensitivity live

Price	-10% $2,620	-5% $2,579	+0% $2,538	+5% $2,497	+10% $2,456
Rent	-10% $2,195	-5% $2,366	+0% $2,538	+5% $2,709	+10% $2,881
Rate	-1.0pp $2,611	-0.5pp $2,575	base $2,538	+0.5pp $2,500	+1.0pp $2,462

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,344
Total (3 units)			$4,345

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: —

Listing history 39 events

1. 2026-06-19
   days on market $145,000 Active 76 DOM
2. 2026-06-18
   days on market $145,000 Active 75 DOM
3. 2026-06-17
   days on market $145,000 Active 74 DOM
4. 2026-06-16
   days on market $145,000 Active 73 DOM
5. 2026-06-15
   days on market $145,000 Active 72 DOM
6. 2026-06-14
   days on market $145,000 Active 70 DOM
7. 2026-06-12
   days on market $145,000 Active 69 DOM
8. 2026-06-09
   days on market $145,000 Active 66 DOM
9. 2026-06-08
   days on market $145,000 Active 65 DOM
10. 2026-06-07
    days on market $145,000 Active 64 DOM
11. 2026-06-05
    days on market $145,000 Active 61 DOM
12. 2026-06-02
    days on market $145,000 Active 59 DOM
13. 2026-06-01
    days on market $145,000 Active 58 DOM
14. 2026-05-31
    days on market $145,000 Active 57 DOM
15. 2026-05-30
    days on market $145,000 Active 56 DOM
16. 2026-05-06
    price $145,000 1671-char remark

    Show marketing remark (2312 chars)

    Welcome to 707 E 7th Street in West Point, Georgia - a triplex investment opportunity offering approximately 3,315+/- square feet, built in 1920, and situated on about 0.21+/- acres. This is the kind of property that speaks directly to buyers who understand value, vision, and long-term potential. Let's be upfront about this one. This is not a polished, turnkey property with staged furniture and trendy finishes. It is being sold as-is, making it an ideal opportunity for investors, contractors, or buyers who see potential and aren't afraid of a project. Rather than paying for someone else's cosmetic updates, the next owner has the freedom to improve it on their own terms and build equity through smart renovations. Configured as three separate units, this triplex offers multiple paths to profitability. Renovate and hold for long-term rental income, update and create furnished units for short-term or workforce housing, or improve the property and reposition it for resale. Multi-family opportunities at this price point can be hard to find, especially in a growing area with strong employment drivers nearby. What makes this opportunity even more unique is that the seller is willing to negotiate the listing price if he is hired to complete the property as a turnkey project. In addition, he already has the plat ready, creating added convenience and helping streamline the process for the next owner. This creates an attractive option for buyers who want the upside of an investment property with the convenience of having improvements handled professionally. Location is another major advantage. The property is conveniently located near Point University, offering potential rental demand, and is also within reach of the Kia Georgia plant, one of the region's largest employers. Easy access to major roadways and nearby amenities adds to the appeal for future tenants and owners alike. If you're looking for something move-in ready, this may not be the one. But if you know how to recognize upside, appreciate income-producing potential, and want a chance to shape the final result yourself, 707 E 7th Street deserves a serious look. Properties with this kind of flexibility don't stay unnoticed for long. Schedule your showing today and explore what this investment could become.

17. 2026-05-06
    price $145,000 2312-char remark

    Show marketing remark (2312 chars)

    Welcome to 707 E 7th Street in West Point, Georgia - a triplex investment opportunity offering approximately 3,315+/- square feet, built in 1920, and situated on about 0.21+/- acres. This is the kind of property that speaks directly to buyers who understand value, vision, and long-term potential. Let's be upfront about this one. This is not a polished, turnkey property with staged furniture and trendy finishes. It is being sold as-is, making it an ideal opportunity for investors, contractors, or buyers who see potential and aren't afraid of a project. Rather than paying for someone else's cosmetic updates, the next owner has the freedom to improve it on their own terms and build equity through smart renovations. Configured as three separate units, this triplex offers multiple paths to profitability. Renovate and hold for long-term rental income, update and create furnished units for short-term or workforce housing, or improve the property and reposition it for resale. Multi-family opportunities at this price point can be hard to find, especially in a growing area with strong employment drivers nearby. What makes this opportunity even more unique is that the seller is willing to negotiate the listing price if he is hired to complete the property as a turnkey project. In addition, he already has the plat ready, creating added convenience and helping streamline the process for the next owner. This creates an attractive option for buyers who want the upside of an investment property with the convenience of having improvements handled professionally. Location is another major advantage. The property is conveniently located near Point University, offering potential rental demand, and is also within reach of the Kia Georgia plant, one of the region's largest employers. Easy access to major roadways and nearby amenities adds to the appeal for future tenants and owners alike. If you're looking for something move-in ready, this may not be the one. But if you know how to recognize upside, appreciate income-producing potential, and want a chance to shape the final result yourself, 707 E 7th Street deserves a serious look. Properties with this kind of flexibility don't stay unnoticed for long. Schedule your showing today and explore what this investment could become.

18. 2026-04-04
    listed $150,000 Active 1671-char remark

    Show marketing remark (2312 chars)

    Welcome to 707 E 7th Street in West Point, Georgia - a triplex investment opportunity offering approximately 3,315+/- square feet, built in 1920, and situated on about 0.21+/- acres. This is the kind of property that speaks directly to buyers who understand value, vision, and long-term potential. Let's be upfront about this one. This is not a polished, turnkey property with staged furniture and trendy finishes. It is being sold as-is, making it an ideal opportunity for investors, contractors, or buyers who see potential and aren't afraid of a project. Rather than paying for someone else's cosmetic updates, the next owner has the freedom to improve it on their own terms and build equity through smart renovations. Configured as three separate units, this triplex offers multiple paths to profitability. Renovate and hold for long-term rental income, update and create furnished units for short-term or workforce housing, or improve the property and reposition it for resale. Multi-family opportunities at this price point can be hard to find, especially in a growing area with strong employment drivers nearby. What makes this opportunity even more unique is that the seller is willing to negotiate the listing price if he is hired to complete the property as a turnkey project. In addition, he already has the plat ready, creating added convenience and helping streamline the process for the next owner. This creates an attractive option for buyers who want the upside of an investment property with the convenience of having improvements handled professionally. Location is another major advantage. The property is conveniently located near Point University, offering potential rental demand, and is also within reach of the Kia Georgia plant, one of the region's largest employers. Easy access to major roadways and nearby amenities adds to the appeal for future tenants and owners alike. If you're looking for something move-in ready, this may not be the one. But if you know how to recognize upside, appreciate income-producing potential, and want a chance to shape the final result yourself, 707 E 7th Street deserves a serious look. Properties with this kind of flexibility don't stay unnoticed for long. Schedule your showing today and explore what this investment could become.

19. 2026-04-04
    listed $150,000 New 2312-char remark

    Show marketing remark (2312 chars)

    Welcome to 707 E 7th Street in West Point, Georgia - a triplex investment opportunity offering approximately 3,315+/- square feet, built in 1920, and situated on about 0.21+/- acres. This is the kind of property that speaks directly to buyers who understand value, vision, and long-term potential. Let's be upfront about this one. This is not a polished, turnkey property with staged furniture and trendy finishes. It is being sold as-is, making it an ideal opportunity for investors, contractors, or buyers who see potential and aren't afraid of a project. Rather than paying for someone else's cosmetic updates, the next owner has the freedom to improve it on their own terms and build equity through smart renovations. Configured as three separate units, this triplex offers multiple paths to profitability. Renovate and hold for long-term rental income, update and create furnished units for short-term or workforce housing, or improve the property and reposition it for resale. Multi-family opportunities at this price point can be hard to find, especially in a growing area with strong employment drivers nearby. What makes this opportunity even more unique is that the seller is willing to negotiate the listing price if he is hired to complete the property as a turnkey project. In addition, he already has the plat ready, creating added convenience and helping streamline the process for the next owner. This creates an attractive option for buyers who want the upside of an investment property with the convenience of having improvements handled professionally. Location is another major advantage. The property is conveniently located near Point University, offering potential rental demand, and is also within reach of the Kia Georgia plant, one of the region's largest employers. Easy access to major roadways and nearby amenities adds to the appeal for future tenants and owners alike. If you're looking for something move-in ready, this may not be the one. But if you know how to recognize upside, appreciate income-producing potential, and want a chance to shape the final result yourself, 707 E 7th Street deserves a serious look. Properties with this kind of flexibility don't stay unnoticed for long. Schedule your showing today and explore what this investment could become.

20. 2022-10-19
    soldstatus $38,000
21. 2022-10-14
    soldstatus $36,000
22. 2022-10-13
    soldstatus $38,000
23. 2022-09-23
    listed $42,900
24. 2022-09-23
    listed $42,900
25. 2022-04-19
    status Under Contract
26. 2022-04-15
    historical
27. 2022-03-21
    status Active
28. 2022-03-19
    historical
29. 2022-03-08
    status Under Contract
30. 2022-02-28
    price $105,000
31. 2022-01-27
    status Active
32. 2022-01-27
    price $115,000
33. 2022-01-24
    historical
34. 2022-01-19
    status Under Contract
35. 2021-12-31
    price $131,000
36. 2021-12-26
    status Active
37. 2021-12-26
    price $141,000
38. 2021-12-20
    historical On Hold
39. 2021-12-08
    listed $165,000 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: $887 · $74/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$447/yr (+$37/mo · 50.4%)

ⓘ 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 65% 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: $52,140
• − Mortgage interest: −$8,122
• − Property taxes: −$887
• − Insurance: −$725
• − Repairs & maintenance: −$4,171
• − Management: −$4,171
• − Depreciation: −$4,218
• Taxable income: $29,845
• Est. tax owed @ 24.0%: −$7,163
• After-tax cash flow: $23,291/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

-12.1% since first listed

24 events — show timeline

• 2026-05-06 Price Changed $145,000 CBOR
• 2026-05-06 Price Changed $145,000 GAMLS
• 2026-04-04 Listed $150,000 CBOR
• 2026-04-04 Listed $150,000 GAMLS
• 2022-10-19 Sold (Public Records) $38,000 Public Records
• 2022-10-14 Sold (MLS) $36,000 CBOR
• 2022-10-13 Sold (MLS) $38,000 CBOR
• 2022-09-23 Listed $42,900 CBOR
• 2022-09-23 Listed $42,900 CBOR
• 2022-04-19 Pending — GAMLS
• 2022-04-15 Listing Removed — GAMLS
• 2022-03-21 Relisted — GAMLS
• 2022-03-19 Listing Removed — GAMLS
• 2022-03-08 Pending — GAMLS
• 2022-02-28 Price Changed $105,000 GAMLS
• 2022-01-27 Relisted — GAMLS
• 2022-01-27 Price Changed $115,000 GAMLS
• 2022-01-24 Listing Removed — GAMLS
• 2022-01-19 Pending — GAMLS
• 2021-12-31 Price Changed $131,000 GAMLS
• 2021-12-26 Relisted — GAMLS
• 2021-12-26 Price Changed $141,000 GAMLS
• 2021-12-20 Delisted — GAMLS
• 2021-12-08 Listed $165,000 GAMLS

Property tax history

+3.3%/yr

Latest (2025): $887 · +5.3% YoY. Source: county tax records.