1394 Hwy. 136 W · Talking Rock, GA 30175

$114,900

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 107 Days on market

Built 1982 1.00 ac lot $138/sqft · 49% below area Est $227k · 49% under ↓ 8% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CONTRACTOR SPECIAL - Are you up for a challange? The condition of this home is poor and there's lots to do, you'll need to reconnect the power just to get started on the renovation to make it habitable again. Usable kitchen appliances? Fuhgeddaboudit. Bathroom? Haha! But the setting is really nice, tall trees and mostly rolling terrain plus there's an open area in front of the home that would make an attractive yard that could be turned into a really sweet spot. A bouncy-wouncy road of dirt n gravel gets you there away from the beaten path but it's just a few minutes from Talking Rock and Jasper. If your skill set is up to taking on a neglected structure there might just be an opportunity here.

Key facts

• Woodlands
• Mostly rolling acre
• Open area

Tags

• MOSTLY ROLLING ACRE
• WOODLANDS
• OPEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 1.5% in Talking Rock — 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 58/100 on livability (#430 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 314 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $226,623
• List price: $114,900
• Delta: -49.30%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 4.34×
• Total profit: $107,501
• Equity at exit: $103,511

10-year hold

• IRR: 38.2%
• Equity multiple: 9.74×
• Total profit: $281,182
• Equity at exit: $223,225

Cash invested: $32,172 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 314
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $706

Break-even live

Break-even rent $902

Max offer price $114,900

Occupancy floor 56%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   status $114,900 Pending 107 DOM
2. 2026-06-03
   days on market $114,900 Active Under Contract 107 DOM
3. 2026-06-02
   days on market $114,900 Active Under Contract 106 DOM
4. 2026-06-01
   days on market $114,900 Active Under Contract 105 DOM
5. 2026-05-31
   days on market $114,900 Active Under Contract 104 DOM
6. 2026-04-09
   price $114,900 706-char remark

   Show marketing remark (706 chars)

   CONTRACTOR SPECIAL - Are you up for a challange? The condition of this home is poor and there's lots to do, you'll need to reconnect the power just to get started on the renovation to make it habitable again. Usable kitchen appliances? Fuhgeddaboudit. Bathroom? Haha! But the setting is really nice, tall trees and mostly rolling terrain plus there's an open area in front of the home that would make an attractive yard that could be turned into a really sweet spot. A bouncy-wouncy road of dirt n gravel gets you there away from the beaten path but it's just a few minutes from Talking Rock and Jasper. If your skill set is up to taking on a neglected structure there might just be an opportunity here.

7. 2026-04-09
   price $114,900 706-char remark

   Show marketing remark (706 chars)

   CONTRACTOR SPECIAL - Are you up for a challange? The condition of this home is poor and there's lots to do, you'll need to reconnect the power just to get started on the renovation to make it habitable again. Usable kitchen appliances? Fuhgeddaboudit. Bathroom? Haha! But the setting is really nice, tall trees and mostly rolling terrain plus there's an open area in front of the home that would make an attractive yard that could be turned into a really sweet spot. A bouncy-wouncy road of dirt n gravel gets you there away from the beaten path but it's just a few minutes from Talking Rock and Jasper. If your skill set is up to taking on a neglected structure there might just be an opportunity here.

8. 2026-02-15
   listed $124,900 New 706-char remark

   Show marketing remark (706 chars)

   CONTRACTOR SPECIAL - Are you up for a challange? The condition of this home is poor and there's lots to do, you'll need to reconnect the power just to get started on the renovation to make it habitable again. Usable kitchen appliances? Fuhgeddaboudit. Bathroom? Haha! But the setting is really nice, tall trees and mostly rolling terrain plus there's an open area in front of the home that would make an attractive yard that could be turned into a really sweet spot. A bouncy-wouncy road of dirt n gravel gets you there away from the beaten path but it's just a few minutes from Talking Rock and Jasper. If your skill set is up to taking on a neglected structure there might just be an opportunity here.

9. 2026-02-15
   listed $124,900 Active 706-char remark

   Show marketing remark (706 chars)

   CONTRACTOR SPECIAL - Are you up for a challange? The condition of this home is poor and there's lots to do, you'll need to reconnect the power just to get started on the renovation to make it habitable again. Usable kitchen appliances? Fuhgeddaboudit. Bathroom? Haha! But the setting is really nice, tall trees and mostly rolling terrain plus there's an open area in front of the home that would make an attractive yard that could be turned into a really sweet spot. A bouncy-wouncy road of dirt n gravel gets you there away from the beaten path but it's just a few minutes from Talking Rock and Jasper. If your skill set is up to taking on a neglected structure there might just be an opportunity here.

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$312/yr (+$26/mo · 41.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,542
• − Mortgage interest: −$6,436
• − Property taxes: −$745
• − Insurance: −$574
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,343
• Taxable income: $6,997
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $6,789/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Talking Rock

• Score: 58/100
• State rank: #430
• US rank: #20982

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

• Population (ZIP): 6,086

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.86%
• Current HPI: 380.3811
• 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

-8.0% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $114,900 FMLS
• 2026-04-09 Price Changed $114,900 GAMLS
• 2026-02-15 Listed $124,900 FMLS
• 2026-02-15 Listed $124,900 GAMLS

Property tax history

+10.0%/yr

Latest (2025): $745 · -1.8% YoY. Source: county tax records.