132 Edgewood St · Trenton, GA 30752

$59,900

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 109 Days on market

Built 1962 0.47 ac lot $96/sqft · 52% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Welcome to 132 Edgewood St in Trenton, GA, a great opportunity for investors, flippers, or buyers looking to renovate and add value. This property is in need of repairs and updates but offers solid potential for the right buyer with vision. Situated in a quiet area of Trenton, this home sits on a spacious lot and provides a great foundation to create a rental, resale project, or personal residence. With the right improvements, this property could truly shine. Bring your contractor and your ideas, this is your chance to transform a fixer-upper into something special.

Key facts

• Spacious lot
• Quiet area
• 0.47 acre lot

Tags

• SPACIOUS LOT
• QUIET AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.1% 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: schools D, amenities F, commute 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.
• Market conditions: 82 active listings in the ZIP; 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1962 — 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: 1.85% ✓
• Cap rate: 15.53%
• Cash-on-cash: 32.99%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $124,086
• List price: $59,900
• Delta: -51.73%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.17×
• Total profit: $19,681
• Equity at exit: $8,931

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $55,026
• Equity at exit: $5,179

Cash invested: $16,772 (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: 82
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $461

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 53%

Sensitivity live

Price	-10% $503	-5% $482	+0% $461	+5% $440	+10% $420
Rent	-10% $374	-5% $417	+0% $461	+5% $505	+10% $549
Rate	-1.0pp $491	-0.5pp $476	base $461	+0.5pp $446	+1.0pp $430

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $59,900 Active 109 DOM
2. 2026-06-18
   days on market $59,900 Active 107 DOM
3. 2026-06-17
   days on market $59,900 Active 106 DOM
4. 2026-06-16
   days on market $59,900 Active 105 DOM
5. 2026-06-15
   days on market $59,900 Active 104 DOM
6. 2026-06-13
   days on market $59,900 Active 102 DOM
7. 2026-06-12
   days on market $59,900 Active 101 DOM
8. 2026-06-09
   days on market $59,900 Active 98 DOM
9. 2026-06-08
   days on market $59,900 Active 97 DOM
10. 2026-06-07
    days on market $59,900 Active 96 DOM
11. 2026-06-07
    days on market $59,900 Active 95 DOM
12. 2026-06-04
    days on market $59,900 Active 92 DOM
13. 2026-06-02
    days on market $59,900 Active 91 DOM
14. 2026-06-01
    days on market $59,900 Active 90 DOM
15. 2026-05-31
    days on market $59,900 Active 89 DOM
16. 2026-05-31
    days on market $59,900 Active 88 DOM
17. 2026-03-23
    price $59,900 578-char remark

    Show marketing remark (578 chars)

    Welcome to 132 Edgewood St in Trenton, GA, a great opportunity for investors, flippers, or buyers looking to renovate and add value. This property is in need of repairs and updates but offers solid potential for the right buyer with vision. Situated in a quiet area of Trenton, this home sits on a spacious lot and provides a great foundation to create a rental, resale project, or personal residence. With the right improvements, this property could truly shine. Bring your contractor and your ideas, this is your chance to transform a fixer-upper into something special.

18. 2026-03-20
    price $69,900 578-char remark

    Show marketing remark (578 chars)

    Welcome to 132 Edgewood St in Trenton, GA, a great opportunity for investors, flippers, or buyers looking to renovate and add value. This property is in need of repairs and updates but offers solid potential for the right buyer with vision. Situated in a quiet area of Trenton, this home sits on a spacious lot and provides a great foundation to create a rental, resale project, or personal residence. With the right improvements, this property could truly shine. Bring your contractor and your ideas, this is your chance to transform a fixer-upper into something special.

19. 2026-03-03
    listed $79,900 New 578-char remark

    Show marketing remark (578 chars)

    Welcome to 132 Edgewood St in Trenton, GA, a great opportunity for investors, flippers, or buyers looking to renovate and add value. This property is in need of repairs and updates but offers solid potential for the right buyer with vision. Situated in a quiet area of Trenton, this home sits on a spacious lot and provides a great foundation to create a rental, resale project, or personal residence. With the right improvements, this property could truly shine. Bring your contractor and your ideas, this is your chance to transform a fixer-upper into something special.

20. 2015-09-21
    soldstatus $54,000
21. 2015-09-16
    soldstatus $54,000
22. 2008-07-18
    listed $62,000
23. 2006-11-14
    soldstatus $60,000
24. 1995-07-14
    soldstatus $12,000
25. 1989-11-15
    soldstatus $18,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,293
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,743
• Taxable income: $4,870
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,365/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

• Census place: Trenton, GA
• 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

+232.8% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $59,900 GAMLS
• 2026-03-20 Price Changed $69,900 GAMLS
• 2026-03-03 Listed $79,900 GAMLS
• 2015-09-21 Sold (Public Records) $54,000 Public Records
• 2015-09-16 Sold (MLS) $54,000 GCAR
• 2008-07-18 Listed $62,000 RCAOR
• 2006-11-14 Sold (Public Records) $60,000 Public Records
• 1995-07-14 Sold (Public Records) $12,000 Public Records
• 1989-11-15 Sold (Public Records) $18,000 Public Records

Property tax history

-21.2%/yr

Latest (2025): $46 · -3.1% YoY. Source: county tax records.