715 Corinth Rd · Hogansville, GA 30230

$350,000

4 bd · 2.0 ba · 2,355 sqft · MultiFamily public records · 58 Days on market

Built 1950 1.00 ac lot $149/sqft · at area comps Est $341k · at est.

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +6.3/15.0
• 1% rule +5.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Unique opportunity in Hogansville! This fully renovated 5-bedroom, 5-bath home offers 2,355 sq ft of flexible living space on 1 acre. Originally two homes, it has been thoughtfully combined to create the perfect setup for multi-generational living, rental income, or a private guest suite. The main home features an open-concept kitchen, living, and dining area, along with 2 bedrooms, 2 bathrooms, and a bonus office or game room. The separate in-law suite includes its own full kitchen, 2 bedrooms, and 2 bathrooms-ideal for extended family or income-producing opportunities. A private bedroom and bath connect the two spaces, adding even more flexibility. Enjoy outdoor living with two decks, a chicken coop, and plenty of room to spread out on your 1-acre lot. Whether you're looking for space, income potential, or a home that adapts to your lifestyle-this one checks all the boxes. Some photos have been enhanced with virtual staging.

Key facts

• In-law suite
• Fully renovated
• Private bedroom

Tags

• FULLY RENOVATED
• OPEN-CONCEPT KITCHEN
• IN-LAW SUITE
• PRIVATE BEDROOM
• TWO DECKS
• 1 ACRE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in Hogansville — 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 (#425 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Troup County (rural): math 26% / reading 29% proficiency, ranked #109 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 474 units permitted in Troup County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Troup County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $350k implies a 192% 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 wind risk, 41% 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 $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $340,776
• List price: $350,000
• Delta: 2.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-15,537
• Equity at exit: $52,186

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $39,261
• Equity at exit: $30,262

Cash invested: $98,000 (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 30230

• Home prices YoY: -9.5%
• Active inventory: 184
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $3,598 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $648

Break-even live

Break-even rent $2,778

Max offer price $350,000

Occupancy floor 77%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,548
1× unit	1	1	$1,049
Total (3 units)			$3,598

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Foxtrot Trl Hogansville, GA	4.0	2.0	1603	$1,825	$1.14	20d	1	1.42mi
228 Fox Chase Way Hogansville, GA	4.0	3.0	1811	$1,925	$1.06	12d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   days on market $350,000 Active 58 DOM
2. 2026-06-18
   days on market $350,000 Active 57 DOM
3. 2026-06-17
   days on market $350,000 Active 56 DOM
4. 2026-06-16
   days on market $350,000 Active 55 DOM
5. 2026-06-15
   days on market $350,000 Active 54 DOM
6. 2026-06-14
   days on market $350,000 Active 52 DOM
7. 2026-06-12
   pricedays on market $350,000 Active 51 DOM
8. 2026-06-09
   days on market $395,000 Active 48 DOM
9. 2026-06-08
   days on market $395,000 Active 47 DOM
10. 2026-06-07
    days on market $395,000 Active 46 DOM
11. 2026-06-05
    days on market $395,000 Active 43 DOM
12. 2026-06-02
    days on market $395,000 Active 41 DOM
13. 2026-06-01
    days on market $395,000 Active 40 DOM
14. 2026-05-31
    days on market $395,000 Active 39 DOM
15. 2026-05-30
    days on market $395,000 Active 38 DOM
16. 2026-04-22
    listed $395,000 New 940-char remark

    Show marketing remark (940 chars)

    Unique opportunity in Hogansville! This fully renovated 5-bedroom, 5-bath home offers 2,355 sq ft of flexible living space on 1 acre. Originally two homes, it has been thoughtfully combined to create the perfect setup for multi-generational living, rental income, or a private guest suite. The main home features an open-concept kitchen, living, and dining area, along with 2 bedrooms, 2 bathrooms, and a bonus office or game room. The separate in-law suite includes its own full kitchen, 2 bedrooms, and 2 bathrooms-ideal for extended family or income-producing opportunities. A private bedroom and bath connect the two spaces, adding even more flexibility. Enjoy outdoor living with two decks, a chicken coop, and plenty of room to spread out on your 1-acre lot. Whether you're looking for space, income potential, or a home that adapts to your lifestyle-this one checks all the boxes. Some photos have been enhanced with virtual staging.

17. 2023-02-17
    soldstatus $120,000 Sold 415-char remark

    Show marketing remark (415 chars)

    Come check out this 3 bed, 1 bath home sitting on an acre! Features an approximate 20X30 shop and chicken coops in need of a little TLC. Home has been restored with refinished floors through out including new floors in the bathroom, bedroom closets and master bedroom. Fresh paint on the closets, window trim, door frames, and laundry room. Perfect for first time home buyer or investors! This home won't last long!

18. 2023-02-01
    status Under Contract 415-char remark

    Show marketing remark (415 chars)

    Come check out this 3 bed, 1 bath home sitting on an acre! Features an approximate 20X30 shop and chicken coops in need of a little TLC. Home has been restored with refinished floors through out including new floors in the bathroom, bedroom closets and master bedroom. Fresh paint on the closets, window trim, door frames, and laundry room. Perfect for first time home buyer or investors! This home won't last long!

19. 2023-01-20
    status Back On Market 415-char remark

    Show marketing remark (415 chars)

    Come check out this 3 bed, 1 bath home sitting on an acre! Features an approximate 20X30 shop and chicken coops in need of a little TLC. Home has been restored with refinished floors through out including new floors in the bathroom, bedroom closets and master bedroom. Fresh paint on the closets, window trim, door frames, and laundry room. Perfect for first time home buyer or investors! This home won't last long!

20. 2023-01-16
    status Under Contract 415-char remark

    Show marketing remark (415 chars)

    Come check out this 3 bed, 1 bath home sitting on an acre! Features an approximate 20X30 shop and chicken coops in need of a little TLC. Home has been restored with refinished floors through out including new floors in the bathroom, bedroom closets and master bedroom. Fresh paint on the closets, window trim, door frames, and laundry room. Perfect for first time home buyer or investors! This home won't last long!

21. 2022-12-15
    listed $140,000 New 415-char remark

    Show marketing remark (415 chars)

    Come check out this 3 bed, 1 bath home sitting on an acre! Features an approximate 20X30 shop and chicken coops in need of a little TLC. Home has been restored with refinished floors through out including new floors in the bathroom, bedroom closets and master bedroom. Fresh paint on the closets, window trim, door frames, and laundry room. Perfect for first time home buyer or investors! This home won't last long!

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$660/yr (+$55/mo · 25.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,176
• − Mortgage interest: −$19,605
• − Property taxes: −$2,560
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,454
• − Management: −$3,454
• − Depreciation: −$10,182
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $7,253/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: Troup County
• NCES district ID: 1300001
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,354
• Composite: 23.3/100
• National rank: #7920
• State rank: #109 of 174 in GA

Livability — Hogansville

• Score: 58/100
• State rank: #425
• US rank: #20915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,022
• Population (ZIP): 9,022

Population outlook (Troup County) Hauer SSP2

• Today (2025): 75,537 people
• By 2030: 78,250 · +3.6%
• By 2040: 83,184 · +10.1%
• By 2050: 87,167 · +15.4%
• By 2075: 95,643 · +26.6%
• By 2100: 94,234 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Troup

• 2024 margin: Strong R (+24.4) · D 37.6% · R 62.0%
• 2008→2024 swing: -5.4pp toward R · 2008: -19.0pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+21.9 2016: R+23.4 2012: R+17.8 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.98%
• Current HPI: 315.5032
• 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

+182.1% since first listed

6 events — show timeline

• 2026-04-22 Listed $395,000 GAMLS
• 2023-02-17 Sold (MLS) $120,000 GAMLS
• 2023-02-01 Pending — GAMLS
• 2023-01-20 Relisted — GAMLS
• 2023-01-16 Pending — GAMLS
• 2022-12-15 Listed $140,000 GAMLS

Property tax history

+9.5%/yr

Latest (2025): $2,560 · +11.5% YoY. Source: county tax records.