8121 Gore Subligna Rd · Trion, GA 30747

$149,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 30 Days on market

Built 1940 6.00 ac lot $91/sqft · 24% below area Est $197k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * BACK ON THE MARKET - NOFAULT OF THE SELLER * * * Welcome to your own slice of countryside charm! As it's Nestled on approximately 6 acres--about half of which is beautifully wooded--this adorable single-family home offers both space and serenity. It does need updating and repairs. Bring your contractor and your imagination and bring this 1940s farmhouse back to life. The home is full of character and timeless details that make it truly special. Upstairs, you'll find a generously sized flex space ready to fit your needs--whether it's a home office, studio, playroom, or guest retreat, the possibilities are endless. Step outside to enjoy the peaceful setting, complete with a sto

Key facts

• Beautifully wooded
• Open lean-to
• Storage shed

Tags

• APPROXIMATELY 6 ACRES
• BEAUTIFULLY WOODED
• GENEROUSLY SIZED FLEX SPACE
• STORAGE SHED
• OPEN LEAN-TO
• ROOM TO ROAM

Property features AI

Finance

• Other: Property listed as residential single-family residence; Lot about 6 acres with varied dimensions and many trees; Road access via public maintained asphalt state road; TV antenna present

Exterior

• Parking: Has 1-car carport; Concrete driveway; Parking at kitchen level
• Utilities: Public water; Sewer connected (septic tank indicated); Electricity available; Cable and phone available
• Home design: Single-family house; Two levels; Accessible approach with ramp; Accessible central living area and common area; Accessible kitchen
• Construction: Fiber cement exterior; Block foundation; Built as a house (fixer condition)
• Exterior features: Private yard; Storage; Outbuilding, shed(s) and workshop; Awning-covered, enclosed front porch; No fencing; Shingle roof

Interior

• Kitchen: Refrigerator; Electric range; Electric water heater
• Bedrooms: Master bedroom located on the main level
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom; Accessible full bath
• Heating & cooling: Wood heating; Space heater; Ceiling fans (for cooling); Window air conditioning units
• Interior features: Ceiling fans; Storage space; Master bedroom on main level; Aluminum-framed windows with blinds and drapes; Two fireplaces (one in a bedroom)
• Laundry & utility: Washer hookup; Electric dryer hookup; Indoor laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-57 ($-682/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (27.6% below list).
• Recommended offer: $108k (27.6% 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: Leroy Massey Elementary School (math 13% / reading 18%, grade F, #973 of 1,228 statewide, top 80%, 814 students, 83% FRL); 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).
• Market conditions: 110 active listings in the ZIP; 2 units permitted in Chattooga 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 $4k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,810 (27.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $197,083
• List price: $149,000
• Delta: -24.40%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-27,820
• Equity at exit: $22,216

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-29,120
• Equity at exit: $12,883

Cash invested: $41,720 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 110
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-57

Break-even live

Break-even rent $1,150

Max offer price $138,966

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-15	+0% $-57	+5% $-99	+10% $-141
Rent	-10% $-142	-5% $-99	+0% $-57	+5% $-14	+10% $28
Rate	-1.0pp $18	-0.5pp $-19	base $-57	+0.5pp $-95	+1.0pp $-135

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $149,000 Active 30 DOM
2. 2026-06-18
   days on market $149,000 Active 29 DOM
3. 2026-06-17
   days on market $149,000 Active 28 DOM
4. 2026-06-16
   days on market $149,000 Active 27 DOM
5. 2026-06-15
   days on market $149,000 Active 26 DOM
6. 2026-06-14
   days on market $149,000 Active 24 DOM
7. 2026-06-13
   statusdays on market $149,000 Active 23 DOM
8. 2026-05-16
   status Pending 883-char remark
9. 2026-04-25
   listed $149,000 Active 883-char remark

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$590/yr (+$49/mo · 75.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $12,937
• − Mortgage interest: −$8,346
• − Property taxes: −$781
• − Insurance: −$745
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$4,335
• Taxable loss: −$3,339
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $120/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): 14,720

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 (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -30.83%
• Current HPI: 249.4655
• 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

3 events — show timeline

• 2026-06-10 Relisted — GCAR
• 2026-05-16 Pending — GCAR
• 2026-04-25 Listed $149,000 GCAR

Property tax history

+1472.9%/yr

Latest (2025): $781 · +1472.9% YoY. Source: county tax records.