190 Sunset Dr · Trenton, GA 30752

$124,900

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 23 Days on market

Built 1950 0.71 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks

190 Sunset Dr offers easy single-level living in a convenient location close to shopping, schools, and local businesses! This charming 2 bedroom, 1 bath home has been thoughtfully updated and is move-in ready. Recent improvements include fresh interior and exterior paint, a new lighting package, new stainless steel appliances, and a new electrical panel and service for added peace of mind. The functional floor plan makes everyday living comfortable and efficient, while the included home warranty adds extra value for the new owner. Whether you're looking for your first home, downsizing, or adding to your investment portfolio, this property is one you won't want to miss! Owner/Agent.

Key facts

• New lighting package
• Single-level living
• Convenient location

Tags

• SINGLE-LEVEL LIVING
• CONVENIENT LOCATION
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW LIGHTING PACKAGE
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: $815.14 annual tax amount

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water service connected
• Home design: Single-family residential property
• Construction: Block construction; Block foundation; Home warranty included
• Exterior features: No notable exterior features listed; Lot roughly 0.71 acre (approx. dimensions 227 x 96 x 230 x 78)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless multi-unit cooling
• Interior features: Ductless multi-unit cooling

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $119k (4.6% below list).
• Recommended offer: $119k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.4% in Trenton — 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 64/100 on livability (#273 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Dade County (town): math 40% / reading 37% proficiency, ranked #52 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dade Elementary School (math 49% / reading 39%, grade F, #356 of 1,228 statewide, top 30%, 771 students, 46% FRL); Dade Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 421 students, 45% FRL); Dade County High School (math 22% / reading 12%, grade F, #277 of 424 statewide, top 67%, 622 students, 42% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 9 units permitted in Dade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dade County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $125k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,180 (4.6% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.95% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,867
• Equity at exit: $18,623

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $11,063
• Equity at exit: $10,799

Cash invested: $34,972 (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 30752

• Home prices YoY: -3.1%
• Active inventory: 83
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $211

Break-even live

Break-even rent $925

Max offer price $124,900

Occupancy floor 77%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 23 DOM
2. 2026-06-17
   days on market $124,900 Active 22 DOM
3. 2026-06-16
   days on market $124,900 Active 21 DOM
4. 2026-06-15
   days on market $124,900 Active 20 DOM
5. 2026-06-13
   days on market $124,900 Active 18 DOM
6. 2026-06-12
   pricedays on market $124,900 Active 17 DOM
7. 2026-06-09
   days on market $129,900 Active 14 DOM
8. 2026-06-08
   days on market $129,900 Active 13 DOM
9. 2026-06-07
   days on market $129,900 Active 12 DOM
10. 2026-06-07
    days on market $129,900 Active 11 DOM
11. 2026-06-04
    days on market $129,900 Active 8 DOM
12. 2026-06-02
    days on market $129,900 Active 7 DOM
13. 2026-06-01
    days on market $129,900 Active 6 DOM
14. 2026-05-31
    days on market $129,900 Active 5 DOM
15. 2026-05-31
    days on market $129,900 Active 4 DOM
16. 2026-05-26
    listed $129,900 Active
17. 1999-11-22
    soldstatus $30,000
18. 1992-08-20
    soldstatus $17,000

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$867/yr (+$72/mo · 306.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,302
• − Mortgage interest: −$6,996
• − Property taxes: −$282
• − Insurance: −$624
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,633
• Taxable income: $477
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,417/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: Dade County
• NCES district ID: 1301590
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $42,150
• Composite: 32.52/100
• National rank: #5699
• State rank: #52 of 174 in GA

Livability — Trenton

• Score: 64/100
• State rank: #273
• US rank: #14759

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, GA
• Population (ZIP): 9,529

Population outlook (Dade County) Hauer SSP2

• Today (2025): 15,415 people
• By 2030: 14,800 · -4.0%
• By 2040: 13,288 · -13.8%
• By 2050: 11,892 · -22.9%
• By 2075: 9,228 · -40.1%
• By 2100: 7,330 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 2% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+66.6) · D 16.4% · R 83.0%
• 2008→2024 swing: -18.4pp toward R · 2008: -48.2pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+64.6 2016: R+65.4 2012: R+50.9 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.45%
• Current HPI: 262.1386
• 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

+664.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $129,900 GCAR
• 1999-11-22 Sold (Public Records) $30,000 Public Records
• 1992-08-20 Sold (Public Records) $17,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $282 · -3.1% YoY. Source: county tax records.