97 South Pine St · Trion, GA 30753

$149,000

3 bd · 1.0 ba · 1,040 sqft · Other public records · 74 Days on market

Built 1945 0.31 ac lot $143/sqft · at area comps Est $153k · 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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• 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

Nestled in the heart of Trion and shaded by stunning mature hardwoods, this 3-bedroom, 1-bath home offers comfort, convenience, and great potential. The home was fully renovated in 2022, including foundation work for long-term stability, and features a central HVAC system for dependable year-round comfort. Inside, you'll find a spacious living area and functional layout designed for everyday living. The property sits on a level lot with a fully fenced backyard, ideal for pets and outdoor enjoyment. A covered back deck provides the perfect place to relax or entertain, and the concrete slab behind the home offers space for a fire pit area, outdoor seating, or a future outbuilding. Conveniently located just minutes from Trion schools, shopping, and the Chattooga County Emergency Room.

Key facts

• Fully renovated
• Level lot
• Concrete slab

Tags

• FULLY RENOVATED
• CENTRAL HVAC SYSTEM
• LEVEL LOT
• FULLY FENCED BACKYARD
• COVERED BACK DECK
• CONCRETE SLAB

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $144k (3.3% below list).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.2% in Trion — 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 (#257 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute 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.
• 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
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: 0.97% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $152,904
• List price: $149,000
• Delta: -2.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.1%
• Equity multiple: 3.30×
• Total profit: $95,952
• Equity at exit: $134,231

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $270,770
• Equity at exit: $289,474

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 30753

• Home prices YoY: 5.1%
• Active inventory: 36
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $233

Break-even live

Break-even rent $1,145

Max offer price $149,000

Occupancy floor 79%

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 22 events

1. 2026-06-10
   status $149,000 Under Contract 74 DOM
2. 2026-06-09
   days on market $149,000 Active 74 DOM
3. 2026-06-08
   days on market $149,000 Active 73 DOM
4. 2026-06-07
   days on market $149,000 Active 72 DOM
5. 2026-06-05
   days on market $149,000 Active 69 DOM
6. 2026-06-03
   days on market $149,000 Active 68 DOM
7. 2026-06-02
   days on market $149,000 Active 67 DOM
8. 2026-06-01
   days on market $149,000 Active 66 DOM
9. 2026-05-31
   days on market $149,000 Active 65 DOM
10. 2026-05-30
    days on market $149,000 Active 64 DOM
11. 2026-03-26
    listed $149,000 New 798-char remark

    Show marketing remark (798 chars)

    Nestled in the heart of Trion and shaded by stunning mature hardwoods, this 3-bedroom, 1-bath home offers comfort, convenience, and great potential. The home was fully renovated in 2022, including foundation work for long-term stability, and features a central HVAC system for dependable year-round comfort. Inside, you'll find a spacious living area and functional layout designed for everyday living. The property sits on a level lot with a fully fenced backyard, ideal for pets and outdoor enjoyment. A covered back deck provides the perfect place to relax or entertain, and the concrete slab behind the home offers space for a fire pit area, outdoor seating, or a future outbuilding. Conveniently located just minutes from Trion schools, shopping, and the Chattooga County Emergency Room.

12. 2026-03-18
    historical
13. 2026-03-10
    price $159,900
14. 2026-03-05
    price $169,900
15. 2026-02-20
    listed $179,900 New
16. 2022-05-16
    soldstatus $149,900 Closed
17. 2022-05-16
    soldstatus $149,900 Sold
18. 2022-05-16
    soldstatus $149,900
19. 2022-04-06
    historical
20. 2022-04-06
    status Under Contract
21. 2022-03-27
    listed $149,900 Active
22. 2022-03-26
    listed $149,900 New

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$635/yr (+$53/mo · 86.3%)

ⓘ 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 3/10 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: $17,287
• − Mortgage interest: −$8,346
• − Property taxes: −$736
• − Insurance: −$745
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,335
• Taxable income: $359
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,713/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

-0.6% since first listed

12 events — show timeline

• 2026-03-26 Listed $149,000 GAMLS
• 2026-03-18 Listing Removed — GAMLS
• 2026-03-10 Price Changed $159,900 GAMLS
• 2026-03-05 Price Changed $169,900 GAMLS
• 2026-02-20 Listed $179,900 GAMLS
• 2022-05-16 Sold (Public Records) $149,900 Public Records
• 2022-05-16 Sold (MLS) $149,900 GAMLS
• 2022-05-16 Sold (MLS) $149,900 GCAR
• 2022-04-06 Delisted — GCAR
• 2022-04-06 Pending — GAMLS
• 2022-03-27 Listed $149,900 GCAR
• 2022-03-26 Listed $149,900 GAMLS

Property tax history

+6.7%/yr

Latest (2025): $736 · -8.2% YoY. Source: county tax records.