223 Seventh St · Trion, GA 30753

$180,000

3 bd · 1.0 ba · 1,325 sqft · Other public records · 8 Days on market

Built 1910 10,018 sqft lot

---

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 +16.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 3 bedroom, 1 bathroom home situated on a corner lot. Built in 1910, this spacious home offers classic character with plenty of room to make it your own. Features include a large walk-in pantry, oversized utility room, and generous living spaces throughout. Conveniently located near schools, shopping, and local amenities. Don't miss this opportunity to own a piece of Trion history, schedule your showing today!

Key facts

• Large walk-in pantry
• Corner lot
• 0.23 acre lot

Tags

• CORNER LOT
• LARGE WALK-IN PANTRY
• OVERSIZED UTILITY ROOM
• GENEROUS LIVING SPACES

Property features AI

Exterior

• Parking: Attached carport (1 carport space)
• Utilities: Public water; Public sewer; 110 volt electric; Cable available; Electricity available; Sewer available
• Home design: One level; Resale property
• Construction: Vinyl siding; Composition roof; Brick/mortar foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Eat-in kitchen; Electric oven; Electric range
• Bedrooms: 3 bedrooms on the main level; Split bedroom plan
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: No shared/common walls; Accessible full bathroom; Attic
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $150k (16.6% below list).
• Recommended offer: $150k (16.6% below list) — sets the bar for 1% rule.

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: 36 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,136 (16.6% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.83% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $105,483
• Equity at exit: $162,158

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $304,534
• Equity at exit: $349,700

Cash invested: $50,400 (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 30753

• Home prices YoY: 5.1%
• Active inventory: 36
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $118

Break-even live

Break-even rent $1,352

Max offer price $180,000

Occupancy floor 87%

Sensitivity live

Price	-10% $220	-5% $169	+0% $118	+5% $67	+10% $16
Rent	-10% $0	-5% $59	+0% $118	+5% $178	+10% $237
Rate	-1.0pp $209	-0.5pp $164	base $118	+0.5pp $72	+1.0pp $24

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $180,000 Active 8 DOM
2. 2026-06-18
   days on market $180,000 Active 6 DOM
3. 2026-06-17
   days on market $180,000 Active 5 DOM
4. 2026-06-16
   days on market $180,000 Active 4 DOM
5. 2026-06-15
   days on market $180,000 Active 3 DOM
6. 2026-06-13
   remarks 437-char remark
7. 2026-06-13
   listed $180,000 Active 1 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: $586 · $49/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$1,070/yr (+$89/mo · 182.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $18,016
• − Mortgage interest: −$10,083
• − Property taxes: −$586
• − Insurance: −$900
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$5,236
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,821/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: 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

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
• Population (ZIP): 8,039

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%

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%
• Common ancestry: Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 12% Russian/Polish/Slavic 1%

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

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

+12.6% since first listed

13 events — show timeline

• 2026-06-12 Listed $180,000 GAMLS
• 2026-06-12 Listed $180,000 FMLS
• 2024-09-11 Sold (Public Records) $155,000 Public Records
• 2024-09-10 Sold (MLS) $155,000 GAMLS
• 2024-09-10 Sold (MLS) $155,000 GCAR
• 2024-07-31 Pending — GCAR
• 2024-07-31 Pending — GAMLS
• 2024-07-02 Relisted — GCAR
• 2024-07-02 Relisted — GAMLS
• 2024-06-25 Pending — GCAR
• 2024-06-25 Pending — GAMLS
• 2024-06-10 Listed $159,900 GCAR
• 2024-06-10 Listed $159,900 GAMLS

Property tax history

+57.6%/yr

Latest (2025): $586 · +3705.9% YoY. Source: county tax records.