227 N Whitehead St · Warrenton, GA 30828

$139,900

3 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 41 Days on market

Built 1957 0.40 ac lot $70/sqft · 15% below area Est $165k · 15% under ↓ 3% since listing

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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).

• ARV discount +14.3/15.0
• Cash flow +12.9/30.0
• Appreciation +8.6/10.0
• DSCR +3.9/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

This beautiful home needs a little TLC to make it a perfect home for the right family. The home is being sold AS-IS. There is lots of storage space available throughout the home as well as insulated windows. When you walk into the front door you will love the built-in bookcase next to the fireplace with gas logs. Walk through the dining room to the large kitchen which includes washer and dryer hookups. The large den also has a built-in desk as wells as a gas log fireplace along with a double closet. The breezeway between the kitchen and den offers a sink and a bar area with cabinets and a pantry. There are 3 nice size bedrooms and 2 full bathrooms. In the hallway by the bedrooms is a charmi

Key facts

• Double closet
• Breezeway
• Insulated windows

Tags

• INSULATED WINDOWS
• BUILT-IN BOOKCASE
• WASHER AND DRYER HOOKUPS
• BUILT-IN DESK
• DOUBLE CLOSET
• BREEZEWAY

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: 1 total parking space; Attached 1-car garage; Carport; Concrete parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story home; Entry level: 1; Brick construction
• Construction: Brick construction; Composition roof
• Exterior features: Front porch; Fencing (other); Outbuilding; Has a view; Paved road access; Lot approximately 0.4 acre (113 x 152)

Interior

• Kitchen: Pantry
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric heating; Fireplace(s); Attic fan; Wall/window air conditioning units; Ceiling fans
• Interior features: Pantry; Built-in features; Insulated windows; Crawl space (no finished basement)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-10 ($-123/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.4% below list).
• Recommended offer: $110k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#460 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Warren County (rural): math 10% / reading 20% proficiency, ranked #162 of 174 in GA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Freeman Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 344 students, 99% FRL); Warren County Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 159 students, 100% FRL); Warren County High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 159 students, 100% FRL).
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($967 loan paydown + $10k appreciation (7.2% local appreciation)).
• Warren County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 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 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $164,738
• List price: $139,900
• Delta: -15.08%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Wilhoit St	0.37mi	3/2.5	1,787 (-10%)	10mo	$188,000	$105	55
194 Academy St	0.56mi	3/2.0	2,192 (+10%)	12mo	$85,000	$39	48
190 Shoals St	0.66mi	4/2.0 (+1)	1,728 (-13%)	16mo	$52,000	$30	28

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

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.28×
• Total profit: $50,011
• Equity at exit: $98,912

10-year hold

• IRR: 17.2%
• Equity multiple: 4.72×
• Total profit: $145,613
• Equity at exit: $189,694

Cash invested: $39,172 (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 30828

• Home prices YoY: 4.7%
• Active inventory: 22
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-10

Break-even live

Break-even rent $1,113

Max offer price $138,095

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $29	+0% $-10	+5% $-50	+10% $-89
Rent	-10% $-97	-5% $-54	+0% $-10	+5% $33	+10% $77
Rate	-1.0pp $60	-0.5pp $25	base $-10	+0.5pp $-46	+1.0pp $-83

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Chancey CIR Warrenton, GA	1.0–3.0	1.0–2.0	1125	$1,100	$0.98	45d	1	0.95mi

Listing history 22 events

1. 2026-06-21
   days on market $139,900 Active 41 DOM
2. 2026-06-21
   days on market $139,900 Active 40 DOM
3. 2026-06-18
   days on market $139,900 Active 38 DOM
4. 2026-06-17
   price $139,900 Active 37 DOM
5. 2026-06-17
   days on market $144,900 Active 37 DOM
6. 2026-06-16
   days on market $144,900 Active 36 DOM
7. 2026-06-15
   days on market $144,900 Active 35 DOM
8. 2026-06-13
   days on market $144,900 Active 33 DOM
9. 2026-06-12
   days on market $144,900 Active 32 DOM
10. 2026-06-09
    days on market $144,900 Active 29 DOM
11. 2026-06-08
    days on market $144,900 Active 28 DOM
12. 2026-06-07
    days on market $144,900 Active 27 DOM
13. 2026-06-05
    days on market $144,900 Active 25 DOM
14. 2026-06-04
    days on market $144,900 Active 23 DOM
15. 2026-06-02
    days on market $144,900 Active 22 DOM
16. 2026-06-01
    days on market $144,900 Active 21 DOM
17. 2026-05-31
    days on market $144,900 Active 20 DOM
18. 2026-05-31
    days on market $144,900 Active 19 DOM
19. 2026-05-11
    historical
20. 2026-04-29
    price $144,900
21. 2026-03-21
    listed $149,900 Active
22. 2026-03-21
    listed $144,900 Active 986-char remark

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$240/yr (+$20/mo · 22.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$7,837
• − Property taxes: −$1,047
• − Insurance: −$700
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,070
• Taxable loss: −$2,565
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $493/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: Warren County
• NCES district ID: 1305460
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 20% ▼ -2.00%
• Median HH income: $32,085
• Composite: 12.02/100
• National rank: #9663
• State rank: #162 of 174 in GA

Livability — Warrenton

• Score: 57/100
• State rank: #460
• US rank: #21862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrenton, GA
• Population (ZIP): 3,369

Population outlook (Warren County) Hauer SSP2

• Today (2025): 4,769 people
• By 2030: 4,364 · -8.5%
• By 2040: 3,582 · -24.9%
• By 2050: 2,883 · -39.5%
• By 2075: 1,787 · -62.5%
• By 2100: 1,134 · -76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 52.2% · R 47.5%
• 2008→2024 swing: -12.8pp toward R · 2008: 17.6pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.4 2016: D+13.8 2012: D+21.2 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.21%
• Current HPI: 160.8248
• 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

-3.5% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $139,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-29 Price Changed $144,900 Hive MLS
• 2026-03-21 Listed $149,900 Hive MLS
• 2026-03-21 Listed $144,900 Hive MLS

Property tax history

+0.1%/yr

Latest (2025): $1,047 · +0.0% YoY. Source: county tax records.