74 Fifth St · Trion, GA 30753

$99,000

2 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 181 Days on market

Built 1910 Good condition 0.26 ac lot $84/sqft · 33% below area Est $147k · 33% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

INVESTORS SPECIAL with tons of potential in the heart of Trion! This 2 bedroom, 1 bath home is located in the highly sought-after Trion City School DISTRICT, making it a great opportunity for investors or buyers looking to renovate and add value. The home was in the middle of a remodel prior to being listed, giving you a head start on bringing your vision to life. The bathroom renovation has already been started, and most of the materials needed to complete it are included--such as a vanity, tub, tub and shower fixtures, flooring, shower tile, and toilet. Per seller, all new plumbing and electrical has been installed in the bathroom saving both time and expense. The kitchen has been mostly completed with refinished cabinets, new electrical, and countertops already installed. Additional updates and finishing work are still needed throughout the home, including flooring and trim, allowing you to customize the final touches to your liking. Whether you're looking for a flip, rental, or affordable project home, this property offers a great opportunity to build equity. Conveniently located and full of potential! Being sold AS IS. Laundry room sub-flooring is NOT COMPLETE! DO NOT walk into the laundry room, which is off the kitchen. Please be very CAUTIOUS!

Key facts

• New plumbing
• New electrical
• Bathroom renovation

Tags

• TRION CITY SCHOOL DISTRICT
• BATHROOM RENOVATION
• NEW PLUMBING
• NEW ELECTRICAL
• REFINISHED CABINETS
• COUNTERTOPS INSTALLED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 5.1% in Trion — 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 (#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.
• Trion City (town): math 55% / reading 55% proficiency, ranked #11 of 174 in GA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Trion Elementary School (math 51% / reading 49%, grade D+, #255 of 1,228 statewide, top 21%, 661 students, 56% FRL); Trion Middle School (math 69% / reading 62%, grade A-, #27 of 470 statewide, top 6%, 277 students, 53% FRL); Trion High School (math 17% / reading 52%, grade F, #88 of 424 statewide, top 22%, 389 students, 43% FRL).
• Market conditions: 78 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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 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: 1.36% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (median comp): $146,912
• List price: $99,000
• Delta: -32.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Seventh St	0.12mi	3/2.0 (+1)	1,224 (+4%)	8mo	$137,200	$112	73
51 Oak St	0.65mi	2/1.0	1,177 (-0%)	7mo	$138,000	$117	63
78 Oak St	0.62mi	2/2.0	1,177 (-0%)	7mo	$151,500	$129	60
35 Marsh Ave	0.54mi	2/2.0	1,116 (-6%)	6mo	$180,000	$161	56
36 Walnut St	0.69mi	2/1.0	1,225 (+4%)	19mo	$145,000	$118	46
164 Elm St	0.73mi	2/1.5	1,279 (+8%)	6mo	$145,000	$113	45
173 Eleventh St	0.41mi	1/1.0 (-1)	1,046 (-11%)	17mo	$52,000	$50	43
743 Pine St	0.71mi	2/2.0	1,080 (-9%)	8mo	$158,000	$146	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 4.04×
• Total profit: $84,367
• Equity at exit: $89,187

10-year hold

• IRR: 34.2%
• Equity multiple: 9.10×
• Total profit: $224,393
• Equity at exit: $192,335

Cash invested: $27,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $116,000 ($108/sqft)
• Median days on market: 81 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30753

• Home prices YoY: 5.1%
• Active inventory: 78
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $479

Break-even live

Break-even rent $744

Max offer price $99,000

Occupancy floor 60%

Sensitivity live

Price	-10% $535	-5% $507	+0% $479	+5% $451	+10% $423
Rent	-10% $372	-5% $425	+0% $479	+5% $532	+10% $585
Rate	-1.0pp $529	-0.5pp $504	base $479	+0.5pp $453	+1.0pp $427

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Peach St Trion, GA	3.0	2.0	1207	$1,350	$1.12	154d	1	1.37mi

Listing history 50 events

1. 2026-09-27
   days on market $99,000 Active 181 DOM
2. 2026-09-26
   days on market $99,000 Active 180 DOM
3. 2026-09-25
   days on market $99,000 Active 179 DOM
4. 2026-09-24
   days on market $99,000 Active 178 DOM
5. 2026-09-23
   days on market $99,000 Active 177 DOM
6. 2026-09-21
   days on market $99,000 Active 175 DOM
7. 2026-09-20
   days on market $99,000 Active 174 DOM
8. 2026-09-19
   days on market $99,000 Active 173 DOM
9. 2026-09-18
   days on market $99,000 Active 172 DOM
10. 2026-09-17
    days on market $99,000 Active 171 DOM
11. 2026-09-17
    days on market $99,000 Active 170 DOM
12. 2026-09-15
    days on market $99,000 Active 169 DOM
13. 2026-09-14
    days on market $99,000 Active 168 DOM
14. 2026-09-13
    days on market $99,000 Active 167 DOM
15. 2026-09-12
    days on market $99,000 Active 166 DOM
16. 2026-09-11
    days on market $99,000 Active 165 DOM
17. 2026-09-05
    days on market $99,000 Active 159 DOM
18. 2026-09-04
    days on market $99,000 Active 158 DOM
19. 2026-09-03
    days on market $99,000 Active 157 DOM
20. 2026-09-02
    days on market $99,000 Active 156 DOM
21. 2026-08-30
    days on market $99,000 Active 153 DOM
22. 2026-08-29
    days on market $99,000 Active 152 DOM
23. 2026-08-28
    days on market $99,000 Active 151 DOM
24. 2026-08-27
    days on market $99,000 Active 150 DOM
25. 2026-08-26
    days on market $99,000 Active 149 DOM
26. 2026-08-25
    days on market $99,000 Active 148 DOM
27. 2026-08-24
    days on market $99,000 Active 147 DOM
28. 2026-08-23
    days on market $99,000 Active 146 DOM
29. 2026-08-22
    days on market $99,000 Active 145 DOM
30. 2026-08-21
    days on market $99,000 Active 144 DOM
31. 2026-08-20
    days on market $99,000 Active 143 DOM
32. 2026-08-19
    days on market $99,000 Active 142 DOM
33. 2026-08-18
    days on market $99,000 Active 141 DOM
34. 2026-08-17
    days on market $99,000 Active 140 DOM
35. 2026-08-16
    days on market $99,000 Active 139 DOM
36. 2026-08-15
    days on market $99,000 Active 138 DOM
37. 2026-08-14
    days on market $99,000 Active 137 DOM
38. 2026-08-13
    days on market $99,000 Active 136 DOM
39. 2026-08-12
    days on market $99,000 Active 135 DOM
40. 2026-08-11
    days on market $99,000 Active 134 DOM
41. 2026-08-10
    days on market $99,000 Active 133 DOM
42. 2026-08-09
    days on market $99,000 Active 132 DOM
43. 2026-08-08
    days on market $99,000 Active 131 DOM
44. 2026-08-07
    days on market $99,000 Active 130 DOM
45. 2026-08-06
    days on market $99,000 Active 129 DOM
46. 2026-08-05
    days on market $99,000 Active 128 DOM
47. 2026-08-04
    days on market $99,000 Active 127 DOM
48. 2026-08-03
    pricedays on market $99,000 Active 126 DOM
49. 2026-07-31
    days on market $109,000 Active 123 DOM
50. 2026-07-30
    days on market $109,000 Active 122 DOM

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$582/yr (+$48/mo · 177.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $16,200
• − Mortgage interest: −$5,546
• − Property taxes: −$329
• − Insurance: −$495
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,880
• Taxable income: $4,359
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,698/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.

Condition & rehab AI · 9 photos

Good 75/100 Moderate rehab Est. rehab $29,525–$53,145 screening

This 2-bedroom, 1-bath home in Trion City School District is in good condition with moderate rehab needs. Fresh paint and landscaping would significantly enhance its resale and rental value.

Repairs flagged

• Minor exterior siding — Siding appears slightly weathered
• Minor interior walls — Paint appears slightly worn

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal and property value ↑
• Resale paint interior — Fresh paint enhances interior appeal and property value ↑
• Both landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Trion Elementary School D+ GA #255/1,228 Nat'l #12,529/41,679 Middle Trion Middle School A- GA #27/470 Nat'l #1,199/14,009 High Trion High School F GA #88/424 Nat'l #9,639/17,239

Schools (NCES district)

• District: Trion City
• NCES district ID: 1305130
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $36,021
• Composite: 45.6/100
• National rank: #2589
• State rank: #11 of 174 in GA

C Composite livability gradescore 64/100

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

• Census place: Trion, GA
• County: Chattooga · 23,451 people
• Population (ZIP): 8,039
• Household income: $49,111
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 12% of renters

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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%

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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%
• Languages at home: 86% English-only · Spanish 12% Russian/Polish/Slavic 1%

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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

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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

+0.0% since first listed

2 events — show timeline

• 2026-03-30 Listed $112,000 GCAR
• 2026-03-30 Listed $112,000 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $329 · -7.2% YoY. Source: county tax records.