144 W Railroad St · Warwick, GA 31796

$140,000

3 bd · 1.0 ba · 1,700 sqft · SingleFamily public records · 164 Days on market

Built 1920 0.54 ac lot $82/sqft · 19% above area Est $118k · 19% over ↓ 10% since listing

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Why this score? — see what drove the D 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 +15.9/30.0
• Appreciation +9.1/10.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

Key facts

• Breakfast nook
• Modern comfort
• Historic charm

Tags

• HISTORIC CHARM
• MODERN COMFORT
• HARDWOOD FLOORS
• LARGE KITCHEN
• BREAKFAST NOOK
• LARGE SCREENED IN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $68 ($812/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 $123k (12.3% below list).
• Recommended offer: $123k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#395 in GA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Worth County (town): math 28% / reading 34% proficiency, ranked #91 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Worth County Primary School (866 students, 100% FRL); Worth County Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 686 students, 100% FRL); Worth County High School (math 11% / reading 32%, grade F, #218 of 424 statewide, top 53%, 863 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 26 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($968 loan paydown + $11k appreciation (8.2% local appreciation)).
• Worth County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 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 164 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,816 (12.3% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $117,624
• List price: $140,000
• Delta: 19.02%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

8.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.61×
• Total profit: $63,303
• Equity at exit: $107,792

10-year hold

• IRR: 20.0%
• Equity multiple: 5.60×
• Total profit: $180,483
• Equity at exit: $215,345

Cash invested: $39,200 (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 31796

• Home prices YoY: 3.5%
• Active inventory: 16
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $68

Break-even live

Break-even rent $1,143

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $147	-5% $107	+0% $68	+5% $28	+10% $-12
Rent	-10% $-29	-5% $19	+0% $68	+5% $116	+10% $165
Rate	-1.0pp $138	-0.5pp $103	base $68	+0.5pp $31	+1.0pp $-6

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $140,000 Active 164 DOM
2. 2026-06-19
   days on market $140,000 Active 162 DOM
3. 2026-06-18
   days on market $140,000 Active 161 DOM
4. 2026-06-17
   days on market $140,000 Active 160 DOM
5. 2026-06-16
   days on market $140,000 Active 159 DOM
6. 2026-06-15
   days on market $140,000 Active 158 DOM
7. 2026-06-14
   days on market $140,000 Active 156 DOM
8. 2026-06-13
   days on market $140,000 Active 155 DOM
9. 2026-06-10
   days on market $140,000 Active 153 DOM
10. 2026-06-09
    days on market $140,000 Active 152 DOM
11. 2026-06-09
    status $140,000 Active 151 DOM
12. 2026-06-02
    status $140,000 Pending 151 DOM
13. 2026-06-01
    days on market $140,000 Active 151 DOM
14. 2026-05-31
    days on market $140,000 Active 150 DOM
15. 2026-05-30
    days on market $140,000 Active 149 DOM
16. 2026-05-01
    status Active 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

17. 2026-04-21
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

18. 2026-04-18
    price $140,000 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

19. 2026-04-02
    status Active 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

20. 2026-03-28
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

21. 2026-02-17
    price $150,000 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

22. 2025-12-17
    listed $155,000 Active 557-char remark

    Show marketing remark (557 chars)

    Welcome to 144 West Railroad St! This delightful single-family home , built in 1920 , perfectly blends historic charm with modern comfort. Featuring three large bedrooms and 2 full baths. This 1700 square feet home offers ample space for comfortable living. Beautiful hardwood floors, large kitchen with lots of cabinet space, and breakfast nook. Appliances included in the sale as well as washer and dryer. Large screened in porch across the front of the home!! Gas logs in a beautiful fireplace in Large living room!! Call today to see this charming home.

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,738
• − Mortgage interest: −$7,842
• − Property taxes: −$1,321
• − Insurance: −$700
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,073
• Taxable loss: −$1,556
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $1,185/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: Worth County
• NCES district ID: 1305850
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $39,056
• Composite: 25.97/100
• National rank: #7327
• State rank: #91 of 174 in GA

Livability — Warwick

• Score: 59/100
• State rank: #395
• US rank: #19591

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

• Census place: Warwick, GA
• Population (ZIP): 1,088

Population outlook (Worth County) Hauer SSP2

• Today (2025): 18,547 people
• By 2030: 17,345 · -6.5%
• By 2040: 14,978 · -19.2%
• By 2050: 12,782 · -31.1%
• By 2075: 8,832 · -52.4%
• By 2100: 6,226 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 40% Two or more races 2% Native American 1%
• Common ancestry: Serbian 1%

Political lean MEDSL · Worth

• 2024 margin: Solid R (+50.4) · D 24.7% · R 75.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -38.7pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.8 2016: R+50.0 2012: R+40.2 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.15%
• Current HPI: 241.2202
• 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

-9.7% since first listed

7 events — show timeline

• 2026-05-01 Relisted — CABOR
• 2026-04-21 Pending — CABOR
• 2026-04-18 Price Changed $140,000 CABOR
• 2026-04-02 Relisted — CABOR
• 2026-03-28 Pending — CABOR
• 2026-02-17 Price Changed $150,000 CABOR
• 2025-12-17 Listed $155,000 CABOR

Property tax history

+15.0%/yr

Latest (2025): $1,321 · +114.3% YoY. Source: county tax records.