95 Cherry St · Trion, GA 30753

$135,000

2 bd · 1.5 ba · 900 sqft · SingleFamily public records · 20 Days on market

Built 1950 0.31 ac lot $150/sqft · at area comps Est $136k · 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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great location! Centrally located between Trion and Summerville. Fenced in yard, covered porch, and a storage building! Inside has custom cabinets, laundry closet, new lighting and a new central heating and air unit! Come see this cozy cottage today!

Key facts

• Welcoming side porch
• Tile flooring
• Fully fenced yard

Tags

• FULLY FENCED YARD
• WELCOMING SIDE PORCH
• DURABLE LVP FLOORING
• TILE FLOORING
• COZY CARPETED BEDROOMS
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage with storage
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available; Propane available; High-speed internet available; Cable and phone available; Sewer available and connected
• Home design: Single-family residence (house); Resale property; Built in 1950
• Construction: Block and concrete construction; Built in 1950
• Exterior features: Metal roof; Back and front yard fenced for privacy; Level, open lot with grassed vegetation

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Bonus room, Den, and Family Room; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $28 ($337/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 $122k (9.9% below list).
• Recommended offer: $122k (9.9% 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.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL) — zoned schools at 73% FRL track the district average.
• 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $107k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,647 (9.9% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $136,039
• List price: $135,000
• Delta: -0.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 South Second St	0.48mi	2/1.0	868 (-4%)	2mo	$19,500	$22	68
365 Maffett St	0.57mi	2/1.0	966 (+7%)	2mo	$144,500	$150	57
347 Rossville Blvd	0.19mi	3/1.5 (+1)	966 (+7%)	22mo	$195,000	$202	56
203 Harrell St	0.31mi	2/1.0	1,008 (+12%)	18mo	$120,000	$119	49
464 Maffett St	0.65mi	3/1.0 (+1)	1,002 (+11%)	12mo	$209,900	$209	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $75,330
• Equity at exit: $121,619

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $220,465
• Equity at exit: $262,275

Cash invested: $37,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $28

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 93%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   listed $135,000 New 1043-char remark
2. 2021-06-30
   soldstatus $107,000 Closed 250-char remark

   Show marketing remark (250 chars)

   Great location! Centrally located between Trion and Summerville. Fenced in yard, covered porch, and a storage building! Inside has custom cabinets, laundry closet, new lighting and a new central heating and air unit! Come see this cozy cottage today!

3. 2021-06-30
   soldstatus $107,000

   Show marketing remark (250 chars)

   Great location! Centrally located between Trion and Summerville. Fenced in yard, covered porch, and a storage building! Inside has custom cabinets, laundry closet, new lighting and a new central heating and air unit! Come see this cozy cottage today!

4. 2021-06-09
   historical 250-char remark

   Show marketing remark (250 chars)

   Great location! Centrally located between Trion and Summerville. Fenced in yard, covered porch, and a storage building! Inside has custom cabinets, laundry closet, new lighting and a new central heating and air unit! Come see this cozy cottage today!

5. 2021-05-22
   price $114,500 250-char remark

   Show marketing remark (250 chars)

   Great location! Centrally located between Trion and Summerville. Fenced in yard, covered porch, and a storage building! Inside has custom cabinets, laundry closet, new lighting and a new central heating and air unit! Come see this cozy cottage today!

6. 2021-04-28
   listed $119,500 Active 250-char remark

   Show marketing remark (250 chars)

   Great location! Centrally located between Trion and Summerville. Fenced in yard, covered porch, and a storage building! Inside has custom cabinets, laundry closet, new lighting and a new central heating and air unit! Come see this cozy cottage today!

ⓘ 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 4/10 Moderate
• 🌡 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: $14,598
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,927
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $799/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 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

• 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

+13.0% since first listed

7 events — show timeline

• 2026-05-28 Pending — GAMLS
• 2026-05-08 Listed $135,000 GAMLS
• 2021-06-30 Sold (Public Records) $107,000 Public Records
• 2021-06-30 Sold (MLS) $107,000 GCAR
• 2021-06-09 Delisted — GCAR
• 2021-05-22 Price Changed $114,500 GCAR
• 2021-04-28 Listed $119,500 GCAR

Property tax history

-22.5%/yr

Latest (2025): $22 · +46.2% YoY. Source: county tax records.