128 Williams St · Trenton, GA 30752

$165,000

3 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 31 Days on market

Built 1971 0.34 ac lot Est $254k · 35% under

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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 +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks

Investor Opportunity in Trenton, GA! This 3 bedroom, 2 bath brick rancher offering 1,321 square feet presents a solid value-add opportunity for investors, flippers, or buyers looking to renovate and build equity. Located just minutes from downtown Trenton with convenient access to I-59, the property offers an ideal location for commuters traveling to Chattanooga or Northwest Georgia. The home features a fenced backyard, detached outbuilding for storage or workshop space, and a durable brick exterior. Key improvements include a roof and gutter guards installed in 2020 and septic system pumped and serviced in 2021. Property is being sold AS-IS with no repairs or concessions. Sale is subjec

Key facts

• Brick exterior
• Detached outbuilding
• Fenced backyard

Tags

• FENCED BACKYARD
• DETACHED OUTBUILDING
• BRICK EXTERIOR
• ROOF AND GUTTER GUARDS
• SEPTIC SYSTEM SERVICED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 (9.1% below list).
• Recommended offer: $150k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.5% in Trenton — 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 (#273 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Dade County (town): math 40% / reading 37% proficiency, ranked #52 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dade Elementary School (math 49% / reading 39%, grade F, #356 of 1,228 statewide, top 30%, 771 students, 46% FRL); Dade Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 421 students, 45% FRL); Dade County High School (math 22% / reading 12%, grade F, #277 of 424 statewide, top 67%, 622 students, 42% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Dade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Dade County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $165k implies a 965% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (9.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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?
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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $253,632
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Blackstock Ln	0.43mi	3/2.0	1,409 (+7%)	4mo	$247,800	$176	62
102 Sunset Dr	0.67mi	3/2.0	1,250 (-5%)	4mo	$245,000	$196	52
90 Sunset Dr	0.67mi	3/2.0	1,300 (-2%)	14mo	$255,000	$196	50
70 Sunset Dr	0.62mi	3/2.0	1,250 (-5%)	14mo	$239,900	$192	46
81 Glenwood Dr	0.47mi	4/2.0 (+1)	1,420 (+8%)	19mo	$230,000	$162	41
80 Sunset Dr	0.65mi	2/2.0 (-1)	1,180 (-11%)	14mo	$225,000	$191	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-23,866
• Equity at exit: $24,602

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,022
• Equity at exit: $14,266

Cash invested: $46,200 (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 30752

• Home prices YoY: -3.1%
• Active inventory: 83
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $45

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $159	-5% $102	+0% $45	+5% $-12	+10% $-69
Rent	-10% $-74	-5% $-15	+0% $45	+5% $104	+10% $163
Rate	-1.0pp $128	-0.5pp $87	base $45	+0.5pp $2	+1.0pp $-42

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 5th St Trenton, GA	2.0	2.0	950	$1,500	$1.58	45d	1	1.09mi

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   price $165,000
3. 2026-03-13
   listed $175,000 Active
4. 1971-07-06
   soldstatus $15,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 8 d/yr ≥102°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,800
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,070/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: Dade County
• NCES district ID: 1301590
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $42,150
• Composite: 32.52/100
• National rank: #5699
• State rank: #52 of 174 in GA

Livability — Trenton

• Score: 64/100
• State rank: #273
• US rank: #14759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,529

Population outlook (Dade County) Hauer SSP2

• Today (2025): 15,415 people
• By 2030: 14,800 · -4.0%
• By 2040: 13,288 · -13.8%
• By 2050: 11,892 · -22.9%
• By 2075: 9,228 · -40.1%
• By 2100: 7,330 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 2% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+66.6) · D 16.4% · R 83.0%
• 2008→2024 swing: -18.4pp toward R · 2008: -48.2pp · 2024: -66.6pp
• All cycles: 2024: R+66.6 2020: R+64.6 2016: R+65.4 2012: R+50.9 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.45%
• Current HPI: 262.1386
• 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

+964.5% since first listed

4 events — show timeline

• 2026-04-13 Pending — GCAR
• 2026-03-27 Price Changed $165,000 GCAR
• 2026-03-13 Listed $175,000 GCAR
• 1971-07-06 Sold (Public Records) $15,500 Public Records

Property tax history

-2.0%/yr

Latest (2025): $37 · -3.3% YoY. Source: county tax records.